HomeMy WebLinkAboutRENNAT SUBDIVISION - FDP200006 - DOCUMENT MARKUPS - ROUND 2 - UTILITY PLANS (2)S. TIMBERLINE RD.
KECHTER RD.
ZEPHYR RD.
ALLEY (PRIVATE)
10' TRAVEL LANE
18.58' -
31" DRIVE-OVER
CURB & GUTTER
10' TRAVEL LANE
11' TRAVEL LANE
9' UTIL. 76' ROW
ESMT.
6' 54' -
PKWY
6'
PKWY
9' UTIL.
ESMT.
MINOR COLLECTOR
5' WALK
5' WALK
11' TRAVEL LANE
5' BIKE LANE
3' BUFFER
8' PARKING
5' BIKE LANE
3' BUFFER
8' PARKING
9' UTIL. 53' ROW
ESMT.
9' UTIL.
ESMT.
RESIDENTIAL LOCAL
7' PARKING
30' -
16' TRAVEL
4.5' WALK
4.5' WALK
5.58'
PKWY
TBC-WALK
5.58'
PKWY
TBC-WALK
7' PARKING
1' x 1'
CONCRETE EDGE
8' UTIL.
ESMT.
8' UTIL.
ESMT.
ALLEY (PRIVATE) - INVERTED CROWN
10' TRAVEL LANE
20' -
10' TRAVEL LANE
8' UTIL.
ESMT.
8' UTIL.
ESMT.
7' MIN FENCE SETBACK
GENERAL NOTES
1. All materials, workmanship, and construction of ppublic 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 Final Drainage and Erosion Control Report for Rennat Subdivision dated Februaru 12, 2020 by Northern
Engineering Services, Inc., 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
12" W
12" W
X
SS
VAULT
ELEC
X
X
X
X
X
IRR
WM WM WM WM
WM
WM
WM WM
WM
WM
WM
WM WM
WM WM
WM
WM
WM
WM WM
WM WM WM
WM
WM
WM WM
WM WM WM WM
WM
WM
WM
WM
WM
WM WM
WM
WM
WM
WM
WM
UD
UD
UD
LID
W
S
O
E
T
VAULT
TELE
T
LID
VAULT
TELE
W
S
O
H
E
E
E E E E
E
E
E
E
E
E E
E E E E
E
E
E
E
E
E
E
E
E
E E
E
E
E
G G
G
G
G
G
G
G
G
G G G G
G G
G
G
G
G
G
G
G
G G G
G
G
G
G G G G G
G
E E E
E
E
E
G G
G
G G
G
UD UD
UD
UD
UD
UD
UD
VAULT
ELEC
S
X
X
X X X X X
X
X X X
X
X X X
SS
SS SS
SS
SS
SS SS
SS
SS SS
SS
SS
SS
SS
SS
SS
SS SS SS SS SS SS SS SS SS SS
SS
W
W
W
W
W W W W W W W
W W
W
W
W W
W W
W W W W W W
W
W
W
W
W
76' ROW
54' FL-FL
9' UTILITY EASEMENT
9' UTILITY EASEMENT
9' UTILITY EASEMENT
X
X
BLOCK 1
BLOCK 1
TRACT M
TRACT N
DU&PAE
BLOCK 2
BLOCK 3
BLOCK 3
TRACT K
DUA&EAE
5' TRAIL
5' TRAIL
6' UTILITY EASEMENT
53' ROW
30' FL-FL
9' UTILITY EASEMENT
9' UTILITY EASEMENT
9' UTILITY EASEMENT
9' UTILITY EASEMENT
9' UTILITY EASEMENT
9' UTILITY EASEMENT
9' UTILITY EASEMENT
9' UTILITY EASEMENT
BLOCK 16
BLOCK 5
BLOCK 4
TRACT T
DUE
TRACT J
LOT 8
LOT 9
LOT 10
DETENTION
POND 1
5' TRAIL
TRACT M
8' UTILITY
EASEMENT
19.5' EOC-FL
5' TRAIL
5' TRAIL
5' TRAIL
WINDY WILLOW DR
18.4%
25.6%
24.3%
27.2%
50.69
50.98
50.79
51.22
53.38
51.42
51.88
53.18
52.91
53.25
54.89
54.42
55.07
56.46
59.31
56.26
58.03
61.17
62.31
62.11
60.69
59.86
54.08
58.88
58.07
STA. = 18+97.04
(MISTY MEADOW DRIVE)
STA. = 10+00.00
(CROAKING TOAD DRIVE)
53'
ROW
30'
FL-FL
(MISTY MEADOW DRIVE)
(WINDY WILLOW DRIVE)
STA. = 21+38.04
(MISTY MEADOW DRIVE)
STA. = 10+00.00
(FLYING MALLARD DRIVE)
MISTY MEADOW DR
LOT 4
LOT 15
LOT 14
LOT 1
LOT 2 LOT 10
LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 15
LOT 7 LOT 6 LOT 5 LOT 3 LOT 2 LOT 1
LOT 1
LOT 2
TRACT S
DUA
TRACT D
DUA&EAE
FLYING
MALLARD DR
SEE SHEET R8
PROPOSED DRIVE OVER
CURB AND GUTTER BLOCK 12
BLOCK 12
BLOCK 10 BLOCK 14
BLOCK 15
BLOCK 16
BLOCK 13
PROPOSED 6' CROSSPAN
TRACT A
DRAINAGE & PEDESTRIAN
ACCESS EASEMENT
E E E E E E E E
E
E E E E E E E E E E
E
E E E E E E E E
E
E E
G G G G G G G G
G
G G
G G G G
G
G
G
G
G
G
G
∆
30'
FL-FL
53'
ROW
STA. = 23+79.04
(MISTY MEADOW DRIVE)
STA. = 24+49.90
(WINDY WILLOW DRIVE)
MISTY MEADOW DR
LOT 2
LOT 11
LOT 4
LOT 3 LOT 1
LOT 15
LOT 12
LOT 10
LOT 11
LOT 9
LOT 8
LOT 7
LOT 15
LOT 6
LOT 5
TRACT M
TRACT D
DUA&EAE
ZEPHYR RD
SEE SHEET
R13
BLOCK 4
ZEPHYR RD
SEE SHEET
R13
E E E
E
E
E
E
E
E
E
E
E
E
E
E
E
E E E
E
E
E
E
E
E
E
E
E
E
G
LOT 15
LOT 17
LOT 16
LOT 3
LOT 1
LOT 2
LOT 12 LOT 6
LOT 10 LOT 9 LOT 8 LOT 7 LOT 5 LOT 4 LOT 3 LOT 2 LOT 1
LOT 14
LOT 2
LOT 10
LOT 9 LOT 2
LOT 1
LOT 3
LOT 1
53'
ROW
30'
FL-FL
TRACT S
DUA
BLOCK 7
BLOCK 9
BLOCK 8
BLOCK 13
BLOCK 14
E E
E E E E E E
E
E
E
E E E E E
E E
E
E
E E E E E E E E E E E E E
E
E
E
E
E
E
E
E
E E E
E
E E
G G
G
G G G G G G
G
G
G
G G
G G G
G
G
G
G
G
4945
4950
4955
4960
4965
4970
4945
4950
4955
4960
4965
4970
9+50 10+00 11+00 12+00 13+00 14+00 15+00 16+00 17+00 17+25
-2.20%
2.20%
-6.00%
-0.50%
-2.00%
-2.00%
-2.00%
PVI STA = 10+00.00
PVI ELEV = 4965.71
PVI STA = 10+13.83
PVI ELEV = 4965.40
PVI STA = 16+96.43
PVI ELEV = 4949.11
PVI STA = 16+76.59
PVI ELEV = 4948.80
PVI STA = 16+79.59
PVI ELEV = 4948.73
PVI STA = 16+82.59
PVI ELEV = 4948.80
PVI STA = 10+35.00
PVI ELEV = 4964.98
128.0' VC
PVI STA = 11+08.83
PVI ELEV = 4963.50
BVCS: 10+44.83
BVCE: 4964.78
EVCS: 11+72.83
EVCE: 4959.66
A.D. = 4.00
K = 32.00
50.0' VC
PVI STA = 16+26.59
PVI ELEV = 4949.80
BVCS: 16+01.59
BVCE: 4949.93
EVCS: 16+51.59
EVCE: 4949.30
A.D. = 1.50
K = 33.33
220.0' VC
PVI STA = 13+10.87
PVI ELEV = 4951.38
BCVS: 12+00.87
BVCE: 4957.98
ECVS: 14+20.87
EVCE: 4950.83
A.D. = 5.50
4960
4965
4970
4975
4980
4985
4960
4965
4970
4975
4980
4985
9+50 10+00 11+00 12+00 13+00 13+50
4971.64
4971.44
4972.01
4972.61
4973.13
4973.35
4973.25
4972.85
4972.13
4971.11
4970.01
4968.91
4967.81
PROPOSED GRADE
EXISTING GROUND
PROPOSED GRADE EXISTING GROUND
24"x36"
STA.=12+15.74
INV.=4967.93
FUTURE GRADE
-4.40%
-2.20%
2.00%
2.40%
PVI STA = 10+00.00
PVI ELEV = 4971.64
PVI STA = 10+13.83
PVI ELEV = 4971.33
PVI STA = 10+16.84
PVI ELEV = 4971.26
PVI STA = 10+19.84
PVI ELEV = 4971.33
PVI STA = 10+31.84
PVI ELEV = 4971.57
PVI STA = 13+03.12
PVI ELEV = 4967.67
136.0' VC
HP ELEV = 4973.35
HP STA = 11+29.98
PVI STA = 11+49.98
PVI ELEV = 4974.41
BVCS: 10+81.98
BVCE: 4972.78
EVCS: 12+17.98
EVCE: 4971.42
A.D. = 6.80
K = 20.00
LOT 2
LOT 6
LOT 1
LOT 9
LOT 7
LOT 8
LOT 12
LOT 10
LOT 11
LOT 13
LOT 3
LOT 6
LOT 5
LOT 4
LOT 2
LOT 7 LOT 10
LOT 11
LOT 8 LOT 9
LOT 3
LOT 15
LOT 14
LOT 13
LOT 1
LOT 1
TRACT I
TRACT J
TRACT D
DUA&EAE
BLOCK 12
BLOCK 16
E
E
E
E E E
E E E
E
E
E
E
G G
G G
G G
G
G G
G
G
G
G
G
G
G G G G G
E
E
E
E
E
E E
E
E E E E
E
4945
4950
4955
4960
4965
4970
4945
4950
4955
4960
4965
4970
29+00 28+00 27+00 26+00 25+00 24+00 23+00 22+00 21+00 20+00 19+50
4957.96
4955.51
4954.49
4954.77
4955.28
4958.80
4957.21
4956.56
4955.99
4955.12
4954.83
4954.62
4954.46
4954.52
4954.64
4954.90
4955.02
4955.15
4955.40
PROPOSED
GRADE
EXISTING
GROUND
15" RCP
STA.=22+21.17
INV.=4949.20
PROPOSED
GRADE EXISTING
GROUND
0.51%
PVI STA = 24+33.12
PVI ELEV = 4955.44
280.4' VC
LP ELEV = 4954.46
LP STA = 22+21.29
PVI STA = 21+16.47
PVI ELEV = 4953.84
BCVS: 19+76.29
BVCE: 4958.75
ECVS: 22+56.65
EVCE: 4954.55
A.D. = 4.01
K = 70.00
15" RCP
STA.=21+79.20
INV.=4948.83
H
AUTUMN BREEZE CT
LOT 10
LOT 9
LOT 8
LOT 5
LOT 4
LOT 3
LOT 6 BLOCK 8 LOT 7
R50''
48.58
47.36
48.34
48.99
HP
48.08
1.0%
1.0%
1.0%
0.5%
2.0%
1.5%
2.0%
4.5' SIDEWALK
46.90
46.56
46.71
0.5%
46.65
46.80
2.0%
47.10
R50'
2.4%
2.5%
2.6%
2.8%
DANCING CATTAIL DR
46.47
46.59
46.80
46.80
0.5%
0.6%
0.9%
1.7%
1.5%
0.5%
2.0%
6' CROSSPAN
LOT 12
LOT 10 LOT 9
LOT 14
LOT 1 LOT 2
DANCING CATTAIL DR
R50''
45.78
45.38 46.29
1.0%
0.5%
1.0%
LOT 3
LOT 2
LOT 7
LOT 1
36' FL-FL
R20'
R50' R58'
45.5'
47.5'
PROJECTED FLOWLINE
DANCING CATTAIL DR
WINDY WILLOW DR
49.82
50.16
50.45
50.21
49.63
49.40
0.6%
0.7%
0.5%
0.3%
1.3%
0.5%
0.5%
0.8%
0.5%
0.5%
LOT 6
49.83
49.40
50.30
50.82
50.56
49.93
50.33
51.03
50.45
53'
ROW
30'
FL-FL
0.5%
2.5% 2.5%
3.1%
2.8%
2.2%
2.3%
2.4%
2.5%
2.8%
50.94
50.34
57' ROW
1.0%
0.9%
0.8%
0.4%
2.8%
0.4%
E E
E
E
E
E
E
E
E E
E
E E
E
E E
E
E
E E
E
E E
E
E
E
E
E
E
E
G G G
G G
G G
G
G
G
G
G G
G G
G G G
G G G
G
G
G
G
G
G
E
E
E E
G
G G
14+50
15+00
15+50
16+00
16+50
17+00
17+50
18+00
18+50
19+00
19+50
20+00
20+50
21+00
A B G W
LOT GRADING NOTES LEGEND
505 TYPICAL LOT GRADING
PLAN VIEW ISOMETRIC VIEW
GRADING PLAN
TYPE "G" (GARDEN LEVEL) LOT
PLAN VIEW ISOMETRIC VIEW
GRADING PLAN
TYPE "B" LOT
PLAN VIEW ISOMETRIC VIEW
GRADING PLAN
500 TYPE "A" LOT GRADING PLAN 501 TYPE "B" LOT GRADING PLAN
503 TYPE "G" (GARDEN LEVEL) LOT GRADING PLAN 504 TYPE "W" (WALKOUT LEVEL) LOT GRADING PLAN
OVERLOT GRADING NOTES:
1. OVERLOT GRADING WILL UTILIZE FINISHED FRONT AND BACK LOT CORNERS AS SHOWN
ON THESE GRADING PLANS. INTERIOR FINISHED LOT GRADES SHOWN ON THESE PLANS
ARE EXPECTED TO BE ACHIEVED UTILIZING MATERIAL FROM THE BASEMENT
EXCAVATIONS; THEREFORE, ONLY THE LOT CORNER ELEVATIONS NEED TO BE
ESTABLISHED PRIOR TO ISSUANCE OF BUILDING PERMITS. INTERIOR AND SIDE LOT
ELEVATIONS WILL NOT BE ACHIEVED UNTIL THE HOME IS CONSTRUCTED. INDIVIDUAL
LOT GRADING CERTIFICATIONS WILL VERIFY ALL PERTINENT ELEVATIONS AFTER THE
HOME HAS BEEN CONSTRUCTED.
2. THESE OVERLOT TEMPLATES DO NOT GUARANTEE AN EARTHWORK BALANCE. IMPORT
AND/OR EXPORT MAY BE REQUIRED. THE INTENT OF THESE OVERLOT TEMPLATES IS TO
PROVIDE GENERAL GUIDANCE FOR OVERLOT GRADING. THESE TEMPLATES MAY NOT
APPLY TO ALL LOTS. FIELD CHANGES CAN BE MADE SO LONG AS LOT CORNERS AND
DRAINAGE PATTERNS REMAIN PER PLAN.
3. TYPICAL OVERLOT GRADING SHALL BE AT THE DEVELOPER'S DISCRETION. THE TYPE OF
FOUNDATION SHOULD BE CONSIDERED WHEN DETERMINING OVERLOT EXTENTS.
TEMPLATES SHOWN ARE SUGGESTED GRADING. CONTRACTOR/DEVELOPER MAY
ADJUST AS NECESSARY TO BALANCE GRADING. LOT CORNER ELEVATIONS AS SHOWN
ON THESE PLANS MAY NOT BE MODIFIED WITHOUT PRIOR APPROVAL OF THE CITY AND
ENGINEER.
502 TYPICAL OVERLOT GRADING
LOT GRADING RECOMMENDATIONS:
PLAN VIEW
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
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CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
D6
GRADING DETAILS
63
OVERLOT TEMPLATE "A" LOT
OVERLOT TEMPLATE "B" LOT
OVERLOT TEMPLATE WALKOUT/GARDEN LEVEL
3/03/2020
**All circled are line over text.**
9' UTILITY EASEMENT
9' UTILITY EASEMENT
5' SIDEWALK
5' SIDEWALK
VERTICAL CURB
AND GUTTER
VERTICAL CURB
AND GUTTER
LOT 10
LOT 14 LOT 15 LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 LOT 21 LOT 22
LOT 12
LOT 13
LOT 10
LOT 11
LOT 9
LOT 8
LOT 7
TRACT C
FUTURE PUBLIC PARK
PEDESTRIAN ACCESS
EASEMENT
BLOCK 1
ZEPHYR RD
BLOCK 3
TRACT M
BURLY TREE DR
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
15+00
4962
4964
4968
4972
4976
4962
4964
4968
4972
4976
-40 -20 0 20 40
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
15+50
4962
4964
4968
4972
4976
4962
4964
4968
4972
4976
-40 -20 0 20 40
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
16+00
4962
4964
4968
4972
4976
4962
4964
4968
4972
4976
-40 -20 0 20 40
-2.00%
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
16+50
4962
4964
4968
4972
4976
4962
4964
4968
4972
4976
-40 -20 0 20 40
-2.00%
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
17+00
4958
4960
4964
4968
4972
4958
4960
4964
4968
4972
-40 -20 0 20 40
-2.00%
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
17+50
4958
4960
4964
4968
4972
4958
4960
4964
4968
4972
-40 -20 0 20 40
-2.00%
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
18+00
4958
4960
4964
4968
4972
4958
4960
4964
4968
4972
-40 -20 0 20 40
-2.00%
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
18+50
4954
4956
4960
4964
4968
4954
4956
4960
4964
4968
-40 -20 0 20 40
-2.00%
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
19+00
4954
4956
4960
4964
4968
4954
4956
4960
4964
4968
-40 -20 0 20 40
-2.00%
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
19+50
4950
4952
4956
4960
4964
4950
4952
4956
4960
4964
-40 -20 0 20 40
-2.00%
-2.00%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
20+00
4950
4952
4956
4960
4964
4950
4952
4956
4960
4964
-40 -20 0 20 40
-2.00%
-1.99%
SECTION
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
20+50
4946
4948
4952
4956
4960
4946
4948
4952
4956
4960
-40 -20 0 20 40
-2.00%
-1.97%
4968.9
4968.89
4969.3
4969.26
4969.5
4969.49
4969.8
4969.81
4968.2
4968.23
4966.5
4966.54
4964.5
4964.48
4962.6
4962.59
4961.1
4961.13
4959.6
4959.62
4957.7
4957.68
4955.5
4955.47
EXISTING
GROUND
PROPOSED
GRADE
EXISTING
GROUND
PROPOSED
GRADE
B M
KEYMAP
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
NORTH
( IN FEET )
0
1 INCH = 40 FEET
40 40 80 120
XS1
CROSS SECTIONS
ZEPHYR RD
52
XS1
XS2
Line Over Text
Line Over Text
3/03/2020
0.5%
2.3% 2.3%
0.5%
0.4%
0.5%
0.5%
ALLEY 2
CROAKING TOAD DR
LOT 2 LOT 1
LOT 1
LOT 17
LOT 16
46.99
47.06
47.27
47.21
47.39
47.29
47.21
47.39
47.29
47.06
47.27
46.99
47.31
47.33
47.12
47.12
47.45
47.45
0.4% 0.5%
0.4% 0.5%
0.5%
0.5%
0.5%
1.1%
0.5%
0.5%
0.5% 1.4%
2.0%
1.1%
47.48
47.75
47.55
1.0%
1.4%
0.9%
47.48
47.75
47.55
47.70
48.12
47.70
47.71
48.09
47.73
47.77
48.16
47.79
47.95
48.37
47.95
0.6%
0.7%
0.6%
0.6% 1.1%
1.8% 2.0%
2.2% 2.2%
0.8%
1.3%
0.6%
0.1%
0.1%
0.1%
0.5%
0.5%
0.8%
0.3%
0.3%
0.6% 1.1%
1.8% 2.0%
2.3% 2.3%
0.5%
1.4%
1.0%
1.4%
1.3%
1.4%
1.1%
47.48
47.55
47.63
47.14
47.14
0.5%
0.5% 0.5%
0.5%
2.2%
2.2%
2.2% 2.2%
2.2%
2.2%
LOT 11
BLOCK 7 BLOCK 6
BLOCK 9
BLOCK 13
53'
ROW
30'
FL-FL
4.5' SIDEWALK
0.5%
0.5%
0.5%
4.5' SIDEWALK 4.5' SIDEWALK
4.5' SIDEWALK
53'
ROW
30'
FL-FL
DANCING CATTAIL DR
75' CROWN TRANSITION 75' CROWN TRANSITION
6' CROSSPAN 6' CROSSPAN
47.70
47.40
LOT 10
LOT 1
LOT 2 LOT 12
LOT 13
48.49
48.83
48.65
48.59
48.77
48.89
48.87
48.94
48.87
48.49
49.11
49.30
48.92
0.5% 0.5%
2.3%
2.3%
2.3%
2.3%
0.5%
1.3%
0.9%
48.92
49.24
49.00
1.0%
1.4%
0.9%
49.41
49.93
49.41
0.5%
0.5%
0.5%
0.5%
0.5%
0.5%
0.5%
0.5%
0.5%
48.68
0.5%
49.29
49.79
49.32
48.68
0.6%
0.7%
0.5%
49.10
LOT 7
LOT 9 LOT 8
LOT 6
BLOCK 6
BLOCK 14 BLOCK 15
53'
ROW
30'
FL-FL
DANCING CATTAIL DR
FLYING MALLARD DR
75' CROWN TRANSITION
0.7% 0.0%
1.0% 0.5%
2.1% 1.9%
2.2% 2.2%
0.5% 0.5%
0.6%
0.4%
1.2%
1.2%
1.8% 2.0%
2.3%
2.3%
57'
ROW
36'
FL-FL
30'
FL-FL
TELE
VAULT
ELEC
VAULT
ELEC
VAULT
ELEC
X
X
X
E
E
G
G
G
G
T
T
T
T
T
LOT 3
LOT 4
LOT 1
LOT 2
55.58
55.18
55.37
0.8%
ZEPHYR RD
ROSEN DRIVE
RED WILLOW
DRIVE
55.66
55.79
LOT 2
TRACT E
DG&PAE
BLOCK 1
54.34
54.92
54.28
(55.09)
55.20
0.7%
0.5%
1.4%
1.9%
1.7%
55.04
55.17
55.30
54.65
54.48
54.71
54.97
55.30
54.93
0.9%
1.6%
0.1%
1.2%
0.8% 0.7%
0.5%
0.5%
1.4%
1.4%
4.1%
87' CROWN TRANSITION
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
B M
KEYMAP
INT3
INTERSECTION DETAILS
49
A
G H
K EYEBROW DETAIL
K
C
D
E
F
L
I J
B
K INTERSECTION DETAIL K
L
NORTH
INTERSECTION DETAIL
INTERSECTION DETAIL
3/03/2020
Incorrect Sheet
Numbering
1.0%
44.20
45.23
45.86
2.0%
0.0%
0.5%
BLOCK 7
BLOCK 8
4.5' SIDEWALK
4.5' SIDEWALK
2.2% 2.2%
46.28
45.86
53'
ROW
30'
ROW
R50'
3.0%
2.7%
2.3%
2.0%
2.0%
PROPOSED FOREBAY 2
(SEE DETAIL SHEET D4)
WQ POND 2
LOT 10
61.63
61.80
61.72
63.19
62.24
62.56
63.24
61.71
63.63
62.09
1.9%
2.5%
2.0%
2.4%
2.0%
2.0%
2.0%
2.0%
2.0%
2.0%
2.0%
64.92
62.87
3.2%
2.4%
2.6%
61.41
61.53
61.11
3.3%
2.6%
2.9%
30' FL-FL
53' ROW
MISTY MEADOW DR
DANCING CATTAIL DR
60.99
61.20
60.75
58.95
58.40
58.47
2.4%
2.0%
60.11
59.74
59.55
2.4%
1.3%
60.95
60.69
60.47
2.0%
0.5%
1.8%
0.2%
1.5%
0.3%
62.14
1.2%
1.6%
3.4%
4.2%
4.4%
4.4%
3.7%
3.8%
2.9%
0.3%
0.4%
2.1%
3.8%
62.49
2.0%
2.0%
2.0%
2.0%
36' FL-FL
57' FL-FL
LOT 11
LOT 1
LOT 2
TRACT C
FUTURE PUBLIC PARK
PEDESTRIAN ACCESS
EASEMENT
BLOCK 5
BLOCK 16
100' CROWN TRANSITION
4.5' SIDEWALK
4.5' SIDEWALK
LOT 2
LOT 3
LOT 1
LOT 9
55.79
55.18
55.53
56.20
56.44
56.59
56.29
55.18
56.59
56.42
57.25
55.84
2.0% 2.0%
2.1%
2.6%
2.0%
2.0%
2.8%
3.1%
3.3%
1.8%
1.7%
1.6%
MISTY MEADOW DR
LOT 10
LOT 11
BLOCK 4
BLOCK 1
TRACT C
FUTURE PUBLIC PARK
PEDESTRIAN ACCESS
EASEMENT
ZEPHYR RD
30' FL-FL
53' ROW
75' CROWN TRANSITION
57.38
56.54
55.87
55.52
56.97
56.96
2.1%
2.2%
56.88
56.46
56.56
2.2%
1.5%
56.19
56.24
1.8%
1.2%
2.0%
0.9%
2.0% 1.9%
1.6%
2.0% 2.0%
2.2%
2.2%
2.2%
1.0%
1.0%
1.9%
2.5%
2.2%
0.5%
1.6%
1.5%
2.2%
0.1%
54' FL-FL
76' ROW
4.5' SIDEWALK
5' SIDEWALK
4.5' SIDEWALK
8' CROSSPAN
55.76
2.8%
2.3%
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
B M
KEYMAP
INT2
INTERSECTION DETAILS
49
A
G H
G CUL-DE-SAC DETAIL
H CUL-DE-SAC DETAIL
K
C
D
E
F
L
I J
B
E INTERSECTION DETAIL INTERSECTION DETAIL
F
NORTH
3/03/2020
Incorrect Sheet
Numbering
Y
D
W
TELE
VAULT
ELEC
VAULT
ELEC
VAULT
ELEC
S
S
X
X
SS
SS
SS
SS
SS
E
G
G
G
T
T
T
W
W
W
W
W
W
RED WILLOW DR
ROSEN DRIVE
PROPOSED "STOP" SIGN
w/ STREET NAMES
13'
PROJECTED FL
"25 MPH SPEED LIMIT" SIGN
S
SS SS
T
W
W
STA. = 20+55.65
(ZEPHYR RD)
STA. = 27+57.92
(MISTY MEADOW DRIVE)
5' SIDEWALK
9' UTILITY EASEMENT
5' SIDEWALK
PROPOSED VERTICAL
CURB AND GUTTER
MISTY
MEADOW DR
SEE SHEET
R3
9' UTILITY EASEMENT
76'
ROW
54'
FL-FL
ZEPHYR RD
ROSEN DRIVE
"NO PARKING"
SIGNS
"NO PARKING TO
CORNER" SIGN
13'
PROJECTED FL
13'
SIGHT DISTANCE TRIANGLE
310' @ 30 MPH (DESIGN)
SIGHT DISTANCE TRIANGLE
310' @ 30 MPH (DESIGN)
∆
∆
∆
STORM DRAIN 2
SEE SHEET
ST2
STORM DRAIN 1
SEE SHEET
ST1
4945
4950
4955
4960
4965
4970
4945
4950
4955
4960
4965
4970
29+00 28+00 27+00 26+00 25+00 24+00 23+00 22+00 21+00 20+00 19+50
-0.50%
0.50%
0.68%
1.80%
PVI STA = 21+94.03
PVI ELEV = 4953.73
PVI STA = 22+29.56
PVI ELEV = 4953.90
PVI STA = 23+87.21
PVI ELEV = 4955.64
197.6' VC
PVI STA = 20+65.99
PVI ELEV = 4954.37
BCVS: 19+67.22
BVCE: 4958.11
ECVS: 21+64.77
EVCE: 4953.87
A.D. = 3.29
K = 60.00
67.2' VC
PVI STA = 23+28.43
PVI ELEV = 4954.58
BCVS: 22+94.84
BVCE: 4954.35
ECVS: 23+62.01
EVCE: 4955.18
A.D. = 1.12
K = 60.00
4956.96
4954.55
4953.76
4954.39
4957.82
4956.20
4955.55
4954.99
4954.21
4953.97
4953.82
4953.88
4954.04
4954.21
4954.63
4954.98
4955.42
PROPOSED
GRADE
EXISTING
GROUND
PROPOSED
GRADE EXISTING
GROUND
15" RCP
STA.=21+54.52
INV.=4949.00
4945
4950
4955
4960
4965
4970
4945
4950
4955
4960
4965
4970
29+00 28+00 27+00 26+00 25+00 24+00 23+00 22+00 21+00 20+00 19+50
4957.60
4955.15
4953.94
4953.96
4954.54
4958.39
4956.87
4956.22
4955.65
4954.74
4954.39
4954.13
4953.82
4953.71
4953.83
4954.08
4954.21
4954.33
4954.75
4954.96
PROPOSED
GRADE
EXISTING
GROUND
PROPOSED
GRADE EXISTING
GROUND
15" RCP
STA.=22+03.88
INV.=4948.66
0.85%
0.50%
-0.50%
0.50%
PVI STA = 22+48.32
PVI ELEV = 4953.70
PVI STA = 22+89.79
PVI ELEV = 4953.91
PVI STA = 23+78.39
PVI ELEV = 4954.35
PVI STA = 24+70.70
PVI ELEV = 4955.14
223.0' VC
PVI STA = 20+96.06
PVI ELEV = 4954.46
BCVS: 19+84.56
BVCE: 4958.08
ECVS: 22+07.56
EVCE: 4953.90
A.D. = 2.75
K = 81.11
NORTH
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
LINE
MATCH
STA
24+00
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
LINE
MATCH STA
24+00
LINE
MATCH
STA
19+50
NORTH
CENTERLINE
ZEPHYR RD
SCALE : 1" = 40' (H) 1" = 5' (V)
B M
KEYMAP
G G
R13
PLAN AND PROFILE
ZEPHYR RD
46
LEFT FLOWLINE
ZEPHYR RD
SCALE : 1" = 40' (H) 1" = 5' (V)
RIGHT FLOWLINE
ZEPHYR RD
SCALE : 1" = 40' (H) 1" = 5' (V)
MATCH LINE SEE SHEET R12 STA 19+50
G
3/03/2020
Line Over Text
E
E
E E
E
E
E
E
E
G
G G
G G
G
G
G
G G
G
G G
G
G
G
E
E
E
E
E
G G
G
G
E
E
E
E
E
E
E
E
E
G
G
G
G
G
WINDY WILLOW DR
LOT 2
BLOCK 5
18.58'
FL-EOC
PROPOSED DRIVE OVER
CURB AND GUTTER
PROPOSED 1'
CONCRETE RIBBON
DANCING CATTAIL DR
STA. = 16+14.53
(ALLEY 2)
STA. = 18+16.70
(DANCING CATTAIL DR)
STORM DRAIN 1
SEE SHEET ST1
ALLEY 2
MISTY MEADOW DR
9' UTILITY EASEMENT
4.5' SIDEWALK
∆
STA. = 10+00.00
(ALLEY 2)
STA. = 22+49.95
(MISTY MEADOW DR)
5' TRAIL
5' TRAIL
PROPOSED 2' SIDEWALK
CHASE
4945
4950
4955
4960
4965
4970
4975
4945
4950
4955
4960
4965
4970
4975
16+50 16+00 15+00 14+00 13+00 12+00 11+00 10+00 9+50
1.03% PROPOSED GRADE EXISTING GROUND
-5.23% -5.22%
-0.50%
-4.83% -4.83%
-1.26%
-0.90%
PVI STA = 10+26.70
PVI ELEV = 4965.62
PVI STA = 10+56.70
PVI ELEV = 4964.17
PVI STA = 11+92.15
PVI ELEV = 4957.34
PVI STA = 14+23.95
PVI ELEV = 4950.63
PVI STA = 14+48.95
PVI ELEV = 4950.40
PVI STA = 15+78.08
PVI ELEV = 4949.76
PVI STA = 15+80.91
PVI ELEV = 4949.76
PVI STA = 15+88.03
PVI ELEV = 4949.83
35.4' VC
PVI STA = 11+16.44
PVI ELEV = 4961.29
BVCS: 10+98.76
BVCE: 4962.14
EVCS: 11+34.12
EVCE: 4960.36
A.D. = 0.38
K = 92.23
84.7' VC
PVI STA = 12+87.61
PVI ELEV = 4952.34
BCVS: 12+45.27
BVCE: 4954.56
ECVS: 13+29.94
EVCE: 4951.81
A.D. = 3.98
K = 21.28
4963.29
4962.08
4960.83
4959.54
4958.23
4956.93
4955.62
4954.31
4953.21
4952.39
4951.88
4951.56
4951.24
4950.93
4950.62
4950.40
4950.27
4950.15
4950.02
4949.90
4949.77
EXISTING GROUND
PROPOSED GRADE
24" RCP STORM
STA.=12+40.86
INV.=4947.11
PROPOSED 2'
CURB CUT
STA.=15+79.49
EL. = 4949.758
B M
KEYMAP
NORTH
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
R11
PLAN AND PROFILE
ALLEY 2
44
RIGHT FLOWLINE
ALLEY 2
SCALE : 1" = 40' (H) 1" = 5' (V)
ALLEY 2
Line Over Text
3/03/2020
TIE TO EXISTING
STA.=12+12.40
EL. = 4971.644
FO
FO
FO
FO
FO
FO
E
E
E
E
E
E
FALLEN BRANCH DR
4.5' SIDEWALK
9' UTILITY EASEMENT
4.5' SIDEWALK
9' UTILITY EASEMENT
LOT 1
LOT 8
LOT 6
LOT 7
LOT 9
LOT 16
LOT 15
STA. = 10+00.00
(FALLEN BRANCH DRIVE)
STA. = 14+96.68
(MISTY MEADOW DRIVE)
MISTY MEADOW DR
SEE SHEET R1
MISTY MEADOW DR
SEE SHEET R2
PROPOSED DRIVE OVER
CURB AND GUTTER
PLANNED HANSEN FARM
PLANNED HANSEN FARM
PLANNED
24"x36" RCBC
BLOCK 12
BLOCK 11
BLOCK 10
TRACT A
DRAINAGE & PEDESTRIAN
ACCESS EASEMENT
DITCH LATERAL
"STOP" SIGN W/
STREET NAMES
KNOBBY PINE DRIVE
KNOBBY PINE DRIVE
30' EASEMENT
REC. NO. 20140004033
15' EASEMENT
REC. NO. 20110070565
36'
FL-FL
59'
ROW
4960
4965
4970
4975
4980
4985
4960
4965
4970
4975
4980
4985
9+50 10+00 11+00 12+00 13+00 13+50
-4.38%
2.40%
1.60%
2.00%
PVI STA = 10+16.56
PVI ELEV = 4971.07
PVI STA = 13+03.12
PVI ELEV = 4967.19
PVI STA = 10+46.64
PVI ELEV = 4971.55
PVI STA = 10+74.18
PVI ELEV = 4972.11
136.0' VC
HP ELEV = 4972.86
HP STA = 11+29.70
PVI STA = 11+49.57
PVI ELEV = 4973.91
BVCS: 10+81.57
BVCE: 4972.28
EVCS: 12+17.57
EVCE: 4970.93
A.D. = 6.78
K = 20.05
4971.21
4972.12
4972.64
4972.85
4972.76
4972.35
4971.63
4970.61
4969.51
4968.42
4967.32
24"x36"
STA.=12+14.98
INV.=4967.96
TIE TO EXISITNG
STA.=12+12.40
EL. = 4971.153
4960
4965
4970
4975
4980
4985
4960
4965
4970
4975
4980
4985
9+50 10+00 11+00 12+00 13+00 13+50
-4.40%
2.00%
2.40%
1.62%
PVI STA = 10+17.11
PVI ELEV = 4971.07
PVI STA = 10+46.64
PVI ELEV = 4971.55
PVI STA = 10+71.98
PVI ELEV = 4972.05
PVI STA = 13+03.12
PVI ELEV = 4967.19
136.0' VC
HP ELEV = 4972.87
HP STA = 11+29.98
PVI STA = 11+49.98
PVI ELEV = 4973.92
BVCS: 10+81.98
BVCE: 4972.29
EVCS: 12+17.98
EVCE: 4970.93
A.D. = 6.80
K = 20.00
-4.40%
2.00%
2.40%
1.62%
PVI STA = 10+17.11
PVI ELEV = 4971.07
PVI STA = 10+46.64
PVI ELEV = 4971.55
PVI STA = 10+71.98
PVI ELEV = 4972.05
PVI STA = 13+03.12
PVI ELEV = 4967.19
136.0' VC
HP ELEV = 4972.87
HP STA = 11+29.98
PVI STA = 11+49.98
PVI ELEV = 4973.92
BVCS: 10+81.98
BVCE: 4972.29
EVCS: 12+17.98
EVCE: 4970.93
A.D. = 6.80
K = 20.00
4971.19
4972.12
4972.64
4972.86
4972.77
4972.36
4971.64
4970.62
4969.52
4968.42
4967.32
24"x36"
STA.=12+16.50
INV.=4967.90
TIE TO EXISTING
STA.=12+12.40
EL. = 4971.167
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
NORTH
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
CENTERLINE
FALLEN BRANCH DR
SCALE : 1" = 40' (H) 1" = 5' (V)
B M
KEYMAP
E
R9
PLAN & PROFILE
FALLEN BRANCH DR
42
LEFT FLOWLINE
FALLEN BRANCH DR
SCALE : 1" = 40' (H) 1" = 5' (V)
RIGHT FLOWLINE
FALLEN BRANCH DR
SCALE : 1" = 40' (H) 1" = 5' (V)
3/03/2020
Line Over Text
Line Over Text
K = 40.00
4965.71
4963.20
4958.03
4953.26
4950.99
4950.43
4949.93
4965.18
4964.04
4962.17
4960.95
4959.53
4956.60
4955.33
4952.46
4951.81
4951.32
4950.81
4950.68
4950.56
4950.31
4950.18
4950.06
4949.73
4949.33
4948.83
24" RCP
STA.=12+76.54
INV.=4946.66
PROPOSED GRADE EXISTING GROUND
EXISTING GROUND
PROPOSED GRADE
E
E
E
E
E
E
E E
E E E E
E
G
G
G
G
G
G
G G
G
G
G
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E E E E E
E
E
E
G
G
G
G G
G
G
G
G
G
G
G
G
G
G G
E
E
E
E
E
E
E E E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
G G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
MISTY MEADOW DR
SEE SHEET
R2
DANCING CATTAIL DR
SEE SHEET R4
LOT 9
LOT 5
LOT 89
LOT 10
LOT 11
LOT 15
LOT 13
LOT 14
LOT 1
LOT 2
LOT 4
LOT 3
LOT 5
LOT 9
LOT 6 LOT 7
LOT 8
LOT 12
LOT 10
LOT 11
LOT 13
LOT 7 LOT 6
LOT 12
LOT 11
LOT 3
LOT 6
LOT 7
LOT 82
LOT 5
LOT 4
LOT 1
LOT 2
LOT 8
LOT 12
TRACT I
TRACT H
TRACT G
TRACT Q
TRACT S
DUA
PROPOSED VERTICAL
CURB AND GUTTER
BLOCK 14
BLOCK 15
BLOCK 16
TRACT A
DRAINAGE & PEDESTRIAN
ACCESS EASEMENT
4.5' SIDEWALK
STORM DRAIN 1
SEE SHEET
ST1
FLYING MALLARD DR
9' UTILITY EASEMENT
4.5' SIDEWALK
9' UTILITY EASEMENT
TRACT D
DUA&EAE
STA. = 10+00.00
(FLYING MALLARD DR)
STA. = 21+38.04
(MISTY MEADOW DR)
BLOCK 6
STA. = 16+96.43
(FLYING MALLARD DR)
STA. = 17+04.78
(DANCING CATTAIL DR)
DANCING CATTAIL DR
SEE SHEET
R4
MISTY MEADOW DR
SEE SHEET
R2
57'
ROW
36'
FL-FL
∆
∆
∆
4945
4950
4955
4960
4965
4970
4945
4950
4955
4960
4965
4970
9+50 10+00 11+00 12+00 13+00 14+00 15+00 16+00 17+00 17+25
-6.23%
-2.10%
-0.90%
-0.51%
PVI STA = 10+35.00
PVI ELEV = 4964.54
PVI STA = 16+66.42
PVI ELEV = 4948.78
PVI STA = 16+06.34
PVI ELEV = 4949.32
124.0' VC
PVI STA = 11+09.30
PVI ELEV = 4962.98
BVCS: 10+47.30
BVCE: 4964.28
EVCS: 11+71.30
EVCE: 4959.12
A.D. = 4.13
K = 30.01
229.0' VC
PVI STA = 13+03.74
PVI ELEV = 4950.86
BCVS: 11+89.24
BVCE: 4958.00
ECVS: 14+18.24
EVCE: 4950.28
A.D. = 5.72
K = 40.02
4964.22
4963.57
4962.71
4961.64
4960.37
4958.88
4957.34
4955.93
4954.67
4953.57
4952.63
4951.84
4951.21
4950.73
4950.41
4950.24
4950.12
4949.99
4949.86
4949.73
4949.61
4949.48
4949.35
4949.15
4948.92
PROPOSED GRADE EXISTING GROUND
EXISTING GROUND
4945
4950
4955
4960
4965
4970
4945
4950
4955
4960
4965
4970
9+50 10+00 11+00 12+00 13+00 14+00 15+00 16+00 17+00 17+25
-5.79%
-0.49%
-1.30%
-2.00%
PVI STA = 10+35.00
PVI ELEV = 4964.46
PVI STA = 16+92.77
PVI ELEV = 4948.60
130.0' VC
PVI STA = 11+08.35
PVI ELEV = 4962.99
BVCS: 10+43.35
BVCE: 4964.29
EVCS: 11+73.35
EVCE: 4959.23
A.D. = 3.79
K = 34.33
49.8' VC
PVI STA = 16+39.68
PVI ELEV = 4949.28
BVCS: 16+14.77
BVCE: 4949.41
EVCS: 16+64.58
EVCE: 4948.96
A.D. = 0.80
K = 62.22
228.1' VC
PVI STA = 13+17.72
PVI ELEV = 4950.88
BCVS: 12+03.67
BVCE: 4957.48
ECVS: 14+31.77
EVCE: 4950.31
A.D. = 5.29
K = 43.10
4964.15
4963.51
4962.69
4961.69
4960.50
4959.14
4957.69
4956.30
4955.04
4953.94
4952.98
4952.16
4951.49
4950.97
4950.59
4950.35
4950.22
4950.10
4949.98
4949.85
4949.73
4949.60
4949.48
4949.35
4949.13
4948.83
PROPOSED GRADE EXISTING GROUND
EXISTING GROUND
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
NORTH
CENTERLINE
FLYING MALLARD DR
SCALE : 1" = 40' (H) 1" = 5' (V)
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
B M
KEYMAP
D
R8
PLAN AND PROFILE
FLYING MALLARD DR
41
LEFT FLOWLINE
FLYING MALLARD DR
SCALE : 1" = 40' (H) 1" = 5' (V)
RIGHT FLOWLINE
FLYING MALLARD DR
SCALE : 1" = 40' (H) 1" = 5' (V)
Cut Off Text
Cut Off Text
Line Over Text
3/03/2020
G
G
G
G G G G G
G
G G G G G G G
G
G
G G G G
G
G
E
E E E E
E
E E
G G
G G G
G G G G
G
G
DANCING CATTAIL DR
AUTUMN BREEZE CT
SEE SHEET INT1
CROAKING TOAD DR
SEE SHEET R6
4.5' SIDEWALK
9' UTILITY EASEMENT
4.5' SIDEWALK
9' UTILITY EASEMENT
4.5' SIDEWALK
9' UTILITY EASEMENT
4.5' SIDEWALK
9' UTILITY EASEMENT
PROPOSED DRIVE OVER
CURB AND GUTTER
CURB CUT &
CONCRETE RUNDOWN
"STOP" SIGN w/
STREET NAMES
"STOP" SIGN w/
STREET NAMES
STA. = 14+63.78
(DANCING CATTAIL DRIVE)
STA. = 18+72.79
(CROAKING TOAD DRIVE)
STA. = 11+54.75
(DANCING CATTAIL DRIVE)
STA. = 10+29.73
(AUTUMN BREEZE CT)
LOT 11 LOT 10 LOT 9
LOT 13
LOT 11 LOT 8
4935
4940
4945
4950
4955
4960
4935
4940
4945
4950
4955
4960
9+50 10+00 11+00 12+00 13+00 14+00 15+00 16+00 16+50
4946.28
4946.78
4947.28
4947.78
4948.04
4947.58
4948.58
4946.40
4946.53
4946.65
4946.90
4947.03
4947.15
4947.40
4947.53
4947.65
4947.90
4948.03
4948.15
4947.63
4947.25
4947.31
4948.04
4948.32
4948.46
4948.71
PROPOSED GRADE
EXISTING GROUND
PROPOSED GRADE EXISTING GROUND
2.20%
-2.20%
2.00%
-2.00%
0.50%
0.50%
PVI STA = 10+00.00
PVI ELEV = 4946.28
PVI STA = 14+43.95
PVI ELEV = 4947.25
PVI STA = 14+46.95
PVI ELEV = 4947.18
PVI STA = 14+49.95
PVI ELEV = 4947.25
PVI STA = 14+63.78
PVI ELEV = 4947.55
PVI STA = 14+77.62
PVI ELEV = 4947.25
PVI STA = 14+80.62
PVI ELEV = 4947.18
PVI STA = 14+83.62
PVI ELEV = 4947.25
50.0' VC
HP ELEV = 4948.15
HP STA = 13+78.96
PVI STA = 13+93.95
PVI ELEV = 4948.25
BVCS: 13+68.95
BVCE: 4948.12
EVCS: 14+18.95
EVCE: 4947.75
A.D. = 2.50
K = 20.00
50.0' VC
PVI STA = 15+33.62
PVI ELEV = 4948.25
BVCS: 15+08.62
BVCE: 4947.75
EVCS: 15+58.62
EVCE: 4948.37
A.D. = 1.50
K = 33.33
4935
4940
4945
4950
4955
4960
4935
4940
4945
4950
4955
4960
9+50 10+00 11+00 12+00 13+00 14+00 15+00 16+00 16+50
0.50%
-1.38%
2.50%
-2.50%
1.38%
0.50%
PVI STA = 10+00.00
PVI ELEV = 4945.86
PVI STA = 14+43.95
PVI ELEV = 4947.13
PVI STA = 14+46.95
PVI ELEV = 4947.06
PVI STA = 14+49.95
PVI ELEV = 4947.13
PVI STA = 14+63.78
PVI ELEV = 4947.48
PVI STA = 14+77.62
PVI ELEV = 4947.13
PVI STA = 14+80.62
PVI ELEV = 4947.06
PVI STA = 14+83.62
PVI ELEV = 4947.13
50.0' VC
HP ELEV = 4947.73
HP STA = 13+82.21
PVI STA = 13+93.95
PVI ELEV = 4947.82
BVCS: 13+68.95
BVCE: 4947.70
EVCS: 14+18.95
EVCE: 4947.48
A.D. = 1.88
K = 26.58
50.0' VC
PVI STA = 15+33.62
PVI ELEV = 4947.82
BVCS: 15+08.62
BVCE: 4947.48
EVCS: 15+58.62
EVCE: 4947.95
A.D. = 0.88
K = 56.83
4945.86
4946.36
4946.86
4947.36
4947.67
4947.36
4948.15
4945.98
4946.11
4946.23
4946.48
4946.61
4946.73
4946.98
4947.11
4947.23
4947.48
4947.61
4947.72
4947.40
4947.13
4947.20
4947.68
4947.90
4948.03
4948.28
PROPOSED GRADE EXISTING GROUND
EXISTING GROUND
PROPOSED GRADE
4935
4940
4945
4950
4955
4960
4935
4940
4945
4950
4955
4960
9+50 10+00 11+00 12+00 13+00 14+00 15+00 16+00 16+50
0.50%
0.50%
-1.08%
2.20%
-2.20%
1.08%
PVI STA = 10+00.00
PVI ELEV = 4945.86
PVI STA = 14+43.95
PVI ELEV = 4947.28
PVI STA = 14+46.95
PVI ELEV = 4947.21
PVI STA = 14+50.00
PVI ELEV = 4947.33
PVI STA = 14+63.78
PVI ELEV = 4947.63
PVI STA = 14+77.62
PVI ELEV = 4947.32
PVI STA = 14+80.62
PVI ELEV = 4947.21
PVI STA = 14+83.62
PVI ELEV = 4947.28
50.0' VC
HP ELEV = 4947.74
HP STA = 13+84.71
PVI STA = 13+93.95
PVI ELEV = 4947.82
BVCS: 13+68.95
BVCE: 4947.70
EVCS: 14+18.95
EVCE: 4947.55
A.D. = 1.58
K = 31.60
50.0' VC
PVI STA = 15+33.62
PVI ELEV = 4947.82
BVCS: 15+08.62
BVCE: 4947.55
EVCS: 15+58.62
EVCE: 4947.95
A.D. = 0.58
K = 86.09
4945.86
4945.98
4946.11
4946.23
4946.36
4946.48
4946.61
4946.73
4946.86
4946.98
4947.11
4947.23
4947.36
4947.48
4947.61
4947.72
4947.70
4947.49
4947.33
4947.38
4947.46
4947.71
4947.90
4948.03
4948.15
4948.28
PROPOSED GRADE EXISTING GROUND
PROPOSED GRADE
EXISTING GROUND
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
NORTH
LINE
MATCH
STA
16+50
CENTERLINE
DANCING CATTAIL DR
SCALE : 1" = 40' (H) 1" = 5' (V)
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
B M
KEYMAP
B B
B2
R4
PLAN AND PROFILE
DANCING CATTAIL DR
37
MATCH LINE SEE SHEET R5 STA 16+50
LEFT FLOWLINE
DANCING CATTAIL DR
SCALE : 1" = 40' (H) 1" = 5' (V)
RIGHT FLOWLINE
DANCING CATTAIL DR
SCALE : 1" = 40' (H) 1" = 5' (V)
**All circled are line over text.**
3/03/2020
G
G G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G G G
G
G
G
G
G
G
G
G
G
G
G
G
E
E
E
E E
E
E
G
G
G
G
"STOP" SIGN w/
STREET NAMES
9' UTILITY EASEMENT
4.5' SIDEWALK
9' UTILITY EASEMENT
4.5' SIDEWALK
STA. = 27+57.92
(MISTY MEADOW DRIVE)
STA. = 20+55.15
(ZEPHYR RD)
WINDY WILLOW DR
SEE SHEET
R5
PROPOSED DRIVE OVER
CURB AND GUTTER
LOT 2
LOT 1
BLOCK 1
BLOCK 5
∆
∆
STORM DRAIN 1
SEE SHEET
ST1
4950
4955
4960
4965
4970
4975
4950
4955
4960
4965
4970
4975
23+00 24+00 25+00 26+00 27+00 28+00 29+00
EXISTING GROUND
PROPOSED GRADE
4962.45
4960.45
4958.45
4956.45
4963.95
4963.45
4962.95
4961.95
4961.45
4960.95
4959.95
4959.45
4958.95
4957.95
4957.45
4956.95
4955.95
4956.28
PROPOSED GRADE EXISTING GROUND
1.86%
-2.00%
PVI STA = 27+24.87
PVI ELEV = 4955.96
PVI STA = 27+28.87
PVI ELEV = 4955.86
PVI STA = 27+32.88
PVI ELEV = 4955.96
PVI STA = 27+57.92
PVI ELEV = 4956.42
4950
4955
4960
4965
4970
4975
4950
4955
4960
4965
4970
4975
23+00 24+00 25+00 26+00 27+00 28+00 29+00
-0.53%
-1.98%
PVI STA = 27+37.52
PVI ELEV = 4956.20
50.5' VC
PVI STA = 26+88.29
PVI ELEV = 4956.46
BCVS: 26+63.06
BVCE: 4956.95
ECVS: 27+13.52
EVCE: 4956.32
A.D. = 1.45
K = 34.85
4963.64
4963.14
4962.65
4962.15
4961.66
4961.16
4960.67
4960.18
4959.68
4959.19
4958.69
4958.20
4957.71
4957.21
4956.74
4956.42
4956.26
PROPOSED GRADE EXISTING GROUND
4950
4955
4960
4965
4970
4975
4950
4955
4960
4965
4970
4975
23+00 24+00 25+00 26+00 27+00 28+00 29+00
-1.62%
-2.02%
PVI STA = 26+95.83
PVI ELEV = 4955.94
PVI STA = 27+20.83
PVI ELEV = 4955.53
4963.43
4962.93
4962.42
4961.92
4961.41
4960.91
4960.40
4959.90
4959.39
4958.88
4958.38
4957.87
4957.37
4956.86
4956.36
4955.87
PROPOSED GRADE EXISTING GROUND
NORTH
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
LINE
MATCH
STA
23+00
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
B M
KEYMAP
A
A
R3
PLAN AND PROFILE
MISTY MEADOW DR
36
A
CENTERLINE
MISTY MEADOW DR
SCALE : 1" = 40' (H) 1" = 5' (V)
LEFT FLOWLINE
MISTY MEADOW DR
SCALE : 1" = 40' (H) 1" = 5' (V)
RIGHT FLOWLINE
MISTY MEADOW DR
SCALE : 1" = 40' (H) 1" = 5' (V)
MATCH LINE SEE SHEET R2 STA 23+00
Line Over Text
3/03/2020
G G G G G G G G G
E
E E E E
E
E
E
G
G
G
G G
E E
E
E E E E
E E
G
G
G
G
G G
G
G
9' UTILITY EASEMENT
4.5' SIDEWALK 4.5' SIDEWALK
9' UTILITY EASEMENT
4.5' SIDEWALK
9' UTILITY EASEMENT
4.5' SIDEWALK
9' UTILITY EASEMENT
5' TRAIL
CROAKING TOAD DR
SEE SHEET R7
ALLEY 1
ALLEY 2
4955
4960
4965
4970
4975
4980
4955
4960
4965
4970
4975
4980
15+75 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+00
EXISTING GROUND
PROPOSED GRADE
4969.46
4967.23
4965.23
4964.02
4965.02
4965.52
4965.95
4968.80
4968.23
4967.73
4966.73
4966.23
4965.73
4964.73
4964.23
4963.73
4964.48
4964.76
4964.89
4965.14
4965.27
4965.39
4965.64
4965.77
4965.89
4965.80
4965.45
4964.95
PROPOSED GRADE EXISTING GROUND
-2.00%
2.00%
0.50%
-3.00%
-2.00%
PVI STA = 18+77.20
PVI ELEV = 4963.68
PVI STA = 18+80.20
PVI ELEV = 4963.61
PVI STA = 18+83.20
PVI ELEV = 4963.68
50.0' VC
PVI STA = 19+33.20
PVI ELEV = 4964.68
BVCS: 19+08.20
BVCE: 4964.18
EVCS: 19+58.20
EVCE: 4964.81
A.D. = 1.50
K = 33.33
76.4' VC
HP ELEV = 4965.95
HP STA = 21+94.62
PVI STA = 22+17.54
PVI ELEV = 4966.10
BVCS: 21+79.34
BVCE: 4965.91
EVCS: 22+55.74
EVCE: 4965.34
A.D. = 2.50
K = 30.56
75.0' VC
PVI STA = 16+21.26
PVI ELEV = 4968.80
BCVS: 15+83.76
BVCE: 4969.93
ECVS: 16+58.76
EVCE: 4968.05
A.D. = 1.00
K = 75.00
4955
4960
4965
4970
4975
4980
4955
4960
4965
4970
4975
4980
15+75 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+00
4969.14
4966.88
4964.88
4963.87
4964.58
4965.08
4965.53
4968.48
4967.89
4967.38
4966.38
4965.88
4965.38
4964.41
4964.06
4963.84
4964.06
4964.28
4964.45
4964.70
4964.83
4964.95
4965.20
4965.33
4965.45
4965.42
4965.10
4964.62
-3.00%
-1.98%
-2.00%
0.50%
-0.50%
0.50%
0.90%
PVI STA = 18+83.95
PVI ELEV = 4963.79
PVI STA = 19+08.95
PVI ELEV = 4963.91
PVI STA = 19+61.95
PVI ELEV = 4964.39
75.0' VC
PVI STA = 16+25.01
PVI ELEV = 4968.38
BCVS: 15+87.51
BVCE: 4969.51
ECVS: 16+62.51
EVCE: 4967.63
A.D. = 1.00
K = 75.10
75.1' VC
PVI STA = 18+44.89
PVI ELEV = 4963.98
BCVS: 18+07.34
BVCE: 4964.73
ECVS: 18+82.44
EVCE: 4963.79
A.D. = 1.50
K = 50.02
PROPOSED GRADE EXISTING GROUND
76.4' VC
HP ELEV = 4965.53
HP STA = 21+98.52
PVI STA = 22+21.29
PVI ELEV = 4965.68
BVCS: 21+83.09
BVCE: 4965.49
EVCS: 22+59.49
EVCE: 4964.93
A.D. = 2.48
K = 30.85
EXISTING GROUND
PROPOSED GRADE
4955
4960
4965
4970
4975
4980
4955
4960
4965
4970
4975
4980
15+75 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+00
STREET A Right Flowline
4966.84
4966.59
4966.77
4966.88
4966.98
4967.59
4967.95
4966.69
4966.60
4966.59
4966.63
4966.63
4966.67
4967.01
4966.78
4966.76
4966.79
4967.19
4967.38
4967.50
4967.62
4967.67
4967.75
4968.22
4968.32
4968.39
-3.00%
1.52%
0.50%
-1.36%
-2.00%
-2.02%
PVI STA = 18+73.45
PVI ELEV = 4963.50
PVI STA = 18+76.45
PVI ELEV = 4963.43
PVI STA = 18+79.45
PVI ELEV = 4963.50
50.0' VC
PVI STA = 19+29.45
PVI ELEV = 4964.26
BVCS: 19+04.45
BVCE: 4963.88
EVCS: 19+54.45
EVCE: 4964.39
A.D. = 1.02
K = 49.01
75.7' VC
HP ELEV = 4965.53
HP STA = 21+90.86
PVI STA = 22+13.71
PVI ELEV = 4965.68
BVCS: 21+75.84
BVCE: 4965.49
EVCS: 22+51.57
EVCE: 4964.92
A.D. = 2.52
K = 30.03
75.0' VC
PVI STA = 16+17.51
PVI ELEV = 4968.38
BCVS: 15+80.01
BVCE: 4969.51
ECVS: 16+55.01
EVCE: 4967.63
A.D. = 1.00
K = 75.00
75.0' VC
PVI STA = 18+35.95
PVI ELEV = 4964.01
BCVS: 17+98.44
BVCE: 4964.76
ECVS: 18+73.45
EVCE: 4963.50
A.D. = 0.64
K = 117.29
PROPOSED GRADE EXISTING GROUND
NORTH
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
LINE
MATCH
STA
15+75
LINE
MATCH
STA
23+00
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PROPOSED CONCRETE
CROSSPAN (TYP.)
PROPOSED RIGHT-OF-WAY
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. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND
RECOMMENDATIONS.
3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE.
IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING
LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50
FEET.
5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
6. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. PARKWAY WIDTH SHOWN ON THIS SHEET IS MEASURED FROM BACK OF CURB TO
FACE OF WALK
PROPOSED STORM INLET
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
B M
KEYMAP
A
A
R2
PLAN AND PROFILE
MISTY MEADOW DR
35
A
CENTERLINE
MISTY MEADOW DR
SCALE : 1" = 40' (H) 1" = 5' (V)
LEFT FLOWLINE
MISTY MEADOW DR
SCALE : 1" = 40' (H) 1" = 5' (V)
RIGHT FLOWLINE
MISTY MEADOW DR
SCALE : 1" = 40' (H) 1" = 5' (V)
MATCH LINE SEE SHEET R1 STA 15+75
MATCH LINE SEE SHEET R3 STA 23+00
**All circled are line over text.**
3/03/2020
53.04
53.24
57.26
56.47
53.44
54.48
54.59
55.01
55.76
58.98
STORM DRAIN 3
SEE SHEET ST3
STORM DRAIN 2
SEE SHEET ST2
52.85
50.98
51.08
51.17
52.27
53.46
58.52
58.52
60.09
60.46
59.68
58.34
56.34
55.22
52.35
52.46
52.51
52.92
55.05
50.33
48.37
48.80
48.95
47.85
8.00' UTILITY
EASEMENT
19.50' EOC-FL
B
FG=56.24
TF=56.91
LOT 6
15.5%
19.1%
20.8%
B
FG=58.06
TF=58.73
LOT 1
B
FG=58.87
TF=59.54
LOT 2
B
FG=59.69
TF=60.36
LOT 3
B
FG=59.69
TF=60.36
LOT 4
B
FG=62.42
TF=63.09
LOT 1
B
FG=61.97
TF=62.64
LOT 2
B
FG=60.12
TF=60.79
LOT 3
B
FG=55.12
TF=55.79
LOT 4
B
FG=54.40
TF=55.07
LOT 5
T
FG=53.95
TF=54.62
LOT 6
A
FG=53.64
TF=54.31
LOT 7
B
FG=54.55
TF=55.22
LOT 1
53.90
59.62
61.47
59.19
58.37
57.56
53.14
53.45
53.22
19.5' EOC-FL
5.3%
5.3%
56.74
0.5%
0.5%
1' RIBBON
CURB
VERTICAL CURB
AND GUTTER
STORM DRAIN 1
SEE SHEET ST1
0.5%
0.5%
18.50'
EMERGENCY
SPILLWAY
52.85
53.02
52.98
53.49
2.0%
2.0%
1.4%
0.0% 0.5% 0.5%
0.5%
53.20
55.07
54.94
52.79
54.64
17.0%
15.9%
19.6%
17.4%
1.9%
2.0%
2.1%
2.0%
2.0%
LINE TABLE
LINE
L1
L3
L5
L6
L9
L10
L12
L13
L41
L44
L45
L48
L49
LENGTH
61.99'
94.84'
35.65'
144.68'
35.23'
92.22'
140.36'
100.62'
53.34'
25.54'
104.27'
7.93'
11.64'
BEARING
S89°59'59.83"E
N00°00'00.17"E
N54°10'59.68"E
N27°18'59.29"W
N54°10'59.68"E
N27°18'59.29"W
S00°00'00.17"W
N89°59'59.83"W
N00°35'28.18"W
N54°10'59.68"E
S27°18'59.29"E
S39°03'38.95"W
S85°29'48.73"W
CURVE TABLE
CURVE
C1
C2
C3
C4
C5
C17
C18
C19
DELTA
90°00'00"
54°11'00"
67°23'40"
14°06'19"
152°41'01"
40°40'09"
14°06'19"
24°43'10"
RADIUS
20.00'
164.50'
20.00'
144.50'
20.50'
30.00'
154.50'
266.54'
LENGTH
31.42'
155.56'
23.53'
35.57'
54.63'
21.29'
38.04'
115.00'
BEARING
N45°00'00"E
N27°05'30"E
N06°22'51"E
N47°07'50"E
S76°20'30"W
N19°44'36"E
N47°07'50"E
S24°59'46"W
CHORD
28.28'
149.83'
22.19'
35.48'
39.84'
20.85'
37.94'
114.11'
B M
KEYMAP
G8
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
G8
DETAILED GRADING PLAN
33
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
NORTH
LEGEND:
ST
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 CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS UNLESS OTHERWISE NOTED.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL DATUM; NAVD 88
(UNADJUSTED). SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. NO CUTTING OF EARTHWORK WITHIN 5 FEET OF DITCH LATERAL BANK EXCEPT AT
THE LOCATIONS OF THE 2 STREET CROSSINGS AND 2 WEIRS.
9. NO DISTURBANCE OF VEGETATED ROOT SYSTEM WITHIN 5 FEET OF TOP OF BANK
ALONG DITCH LATERAL.
10. EXISTING CONTOURS ON HANSEN FARM IS AS PLANNED WITH DEVELOPMENT.
11. DRIVEWAY ACCESS FOR BLOCK 7, LOT 1 AND BLOCK 6, LOT 11 SHALL BE
RESTRICTED TO DANCING CATTAIL DRIVE.
12. THE CONTRACTOR SHALL PROVIDE 24 HOUR 7 DAYS A WEEK ACCESS TO THE
CELL TOWER FROM PUBLIC ROW.
36.25
(36.25)
2.0%
NOTES:
PROPOSED SLOPES
EXISTING SPOT ELEVATION
PROPOSED SPOT ELEVATION
PROPOSED EASEMENT
EXISTING RIGHT OF WAY
PROPOSED LOT LINE
PROPERTY BOUNDARY
PROPOSED CURB AND GUTTER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED STORM INLET
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED RIGHT OF WAY
NATURAL HABITAT BUFFER ZONE (NHBZ)
1. THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONES.
NATURAL HABITAT BUFFER ZONES
**All circled are line over text.**
3/03/2020
ZEPHYR RD
ROSEN DRIVE
PROPOSED STORM DRAIN
57.26
56.47
53.44
55.02
54.72
54.48
54.59
55.01
55.54
56.21
57.07
58.11
59.30
60.54
61.77
62.87
63.74
64.62
65.49
66.33
67.06
67.71
68.23
68.66
56.00
56.48
56.17
55.63
54.79
54.58
54.37
54.77
55.25
55.72
56.18
56.67
57.13
57.62
58.11
58.66
59.41
60.16
60.91
61.66
62.41
63.16
63.91
64.74
60.40
59.65
60.32
59.95
61.05
61.91
62.60
63.42
63.79
60.70
61.11
61.53
59.25
59.29
59.97
58.79
58.92
59.04
59.17
58.59
58.47
58.32
58.14
58.07
57.75
57.64
57.54
57.44
57.32
57.19
57.09
56.38
56.81
57.23
57.65
58.07
58.41
58.40
57.29
57.07
58.77
58.98
56.88
56.68
59.19
59.16
57.49
56.50
58.27
55.76
56.92
57.49
STORM DRAIN 3
SEE SHEET ST3
STORM DRAIN 2
SEE SHEET ST2
B
FG=56.24
TF=56.91
LOT 6
A
FG=66.93
TF=67.60
LOT 22
A
FG=66.93
TF=67.60
LOT 21
A
FG=65.43
TF=66.10
LOT 20
A
FG=65.43
TF=66.10
LOT 19
A
FG=63.93
TF=64.60
LOT 18
A
FG=63.93
TF=64.60
LOT 17
A
FG=62.43
TF=63.10
LOT 16
A
FG=62.43
TF=63.10
LOT 15
A
FG=60.99
TF=61.66
LOT 14
A
FG=60.99
TF=61.66
LOT 13
T
FG=59.92
TF=60.59
LOT 12
T
FG=59.92
TF=60.59
LOT 11
B
FG=58.97
TF=59.64
LOT 10
B
FG=58.97
TF=59.64
LOT 9
B
FG=57.39
TF=58.06
LOT 8
B
FG=57.39
TF=58.06
LOT 7
B
FG=56.24
TF=56.91
LOT 5
B
FG=57.12
TF=57.79
LOT 4
B
FG=57.12
TF=57.79
LOT 3
B
FG=57.43
TF=58.10
LOT 2
B
FG=57.43
TF=58.10
LOT 1
B
FG=58.30
TF=58.97
LOT 1
B
FG=58.30
TF=58.97
LOT 2
B
FG=58.83
TF=59.50
LOT 3
B
FG=58.83
TF=59.50
LOT 4
B
FG=58.83
TF=59.50
LOT 5
B
FG=58.83
TF=59.50
LOT 6
B
FG=59.88
TF=60.55
LOT 1
B
FG=59.88
TF=60.55
LOT 2
B
FG=60.30
TF=60.97
LOT 3
B
FG=60.30
TF=60.97
LOT 4
B
FG=59.69
TF=60.36
LOT 10
B
FG=59.69
TF=60.36
LOT 9
B
FG=59.69
TF=60.36
LOT 8
B
FG=59.69
TF=60.36
LOT 7
B
FG=61.75
TF=62.42
LOT 10
B
FG=61.75
TF=62.42
LOT 9
B
FG=63.30
TF=63.97
LOT 8
B
FG=63.30
TF=63.97
LOT 7
B
FG=64.49
TF=65.16
LOT 6
B
FG=64.49
TF=65.16
LOT 5
TRACT L
DU&PAE
B
FG=58.06
TF=58.73
LOT 1
B
FG=58.87
TF=59.54
LOT 2
57.56
59.19
56.89
58.47
60.49
61.93
63.43
64.93
66.43
62.80
61.25
58.33
57.80
59.38
56.62
55.74
59.42
24' FL-FL
18.58' FL-EOC
1' RIBBON
CURB
8' UTILITY
EASEMENT
8' UTILITY
EASEMENT
8' UTILITY
EASEMENT
2' CONCRETE PAN
20'
PROPOSED DRIVE-OVER
CURB AND GUTTER
2.0% 1.7%
55.10
58.53
59.08
0.8% 1.3%
3.0%
2.0%
2.0%
1.5%
1.5%
57.09
57.15
57.26
57.32
54.96
55.20
56.11
57.59
58.71
58.73
59.42
58.23
58.69
57.73
64.56
60.16
60.91
61.66
62.41
63.16
63.91
58.15
57.33
57.15
57.22
57.34
58.06
57.71
57.71
0.4%
0.4%
0.4%
0.1%
0.6%
1.9% 0.8%
57.55
2.2% 2.2%
2.6% 2.2%
0.6%
0.8%
0.8%
0.8%
0.8%
64.46
57.37
54.73
55.26
57.04
56.94
57.03
20.00' EOC-FL
20.00' EOC-EOC
24.00' FL-FL
18.58'
FL-EOC
56.24
56.27
56.42
56.39
53.20
55.07
54.94
52.79
54.64
54.75
1.5%
17.0%
15.9%
19.6%
17.4%
3.5%
3.6%
1.5%
3.0%
2.0%
4.5%
25.1%
25.1%
59.78
60.52
61.27
62.02
62.77
63.52
64.27
2.0%
2.3%
2.1%
2.0%
1.5%
1.5%
2.2%
1.8%
1.3%
2.2%
1.1%
2.2% 2.3%
2.2% 2.3%
2.2%
2.2%
2.0%
2.0%
2.0%
2.0%
56.83
LINE TABLE
LINE
L14
L19
L20
L22
L23
L26
L27
L29
L30
L31
L32
L33
L34
L35
L39
LENGTH
194.24'
150.43'
153.58'
59.00'
214.49'
91.53'
192.78'
171.17'
97.12'
9.19'
11.38'
173.58'
256.42'
237.03'
120.03'
BEARING
N00°01'01.94"E
S89°58'58.06"E
N89°58'58.06"W
S00°01'01.94"W
S89°43'21.16"W
S00°01'01.94"W
N00°01'02.90"E
N89°43'21.16"E
N89°58'58.06"W
S45°01'01.94"W
N89°58'58.06"W
S89°58'58.06"E
N00°01'01.94"E
S89°43'21.16"W
S00°01'01.94"W
CURVE TABLE
CURVE
C6
C7
C8
C9
C10
C11
C12
C13
C14
C15
C16
DELTA
105°26'27"
39°22'44"
14°43'33"
110°27'16"
90°00'00"
54°31'30"
35°10'49"
89°42'17"
14°47'56"
39°43'34"
35°10'49"
RADIUS
30.00'
218.00'
65.00'
15.00'
15.00'
236.58'
83.58'
30.00'
125.00'
228.00'
75.00'
LENGTH
55.21'
149.83'
16.71'
28.92'
23.56'
225.14'
51.32'
46.97'
32.29'
158.08'
46.05'
BEARING
N52°42'11"W
S54°53'13"W
S27°50'05"W
S34°45'20"E
S45°01'02"W
S62°27'36"W
S17°36'26"W
N44°52'12"E
S82°19'23"W
S55°03'38"W
S17°36'26"W
CHORD
47.74'
146.90'
16.66'
24.64'
21.21'
216.74'
50.52'
42.32'
32.20'
154.94'
45.33'
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
G7
DETAILED GRADING PLAN
32
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
NORTH
B M
KEYMAP
LEGEND:
ST
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 CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS UNLESS OTHERWISE NOTED.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL DATUM; NAVD 88
(UNADJUSTED). SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONSTRUCTION ON DITCH LATERAL WILL BE LIMITED FROM OCTOBER 1 TO MAY 1
WHEN NOT IN USE.
8. NO CUTTING OF EARTHWORK WITHIN 5 FEET OF DITCH LATERAL BANK EXCEPT AT
THE LOCATIONS OF THE 2 STREET CROSSINGS AND 2 WEIRS.
9. NO DISTURBANCE OF VEGETATED ROOT SYSTEM WITHIN 5 FEET OF TOP OF BANK
ALONG DITCH LATERAL.
10. EXISTING CONTOURS ON HANSEN FARM IS AS PLANNED WITH DEVELOPMENT.
11. DRIVEWAY ACCESS FOR BLOCK 7, LOT 1 AND BLOCK 6, LOT 11 SHALL BE
RESTRICTED TO DANCING CATTAIL DRIVE.
12. THE CONTRACTOR SHALL PROVIDE 24 HOUR 7 DAYS A WEEK ACCESS TO THE
CELL TOWER FROM PUBLIC ROW.
36.25
(36.25)
2.0%
NOTES:
PROPOSED SLOPES
EXISTING SPOT ELEVATION
PROPOSED SPOT ELEVATION
PROPOSED EASEMENT
EXISTING RIGHT OF WAY
PROPOSED LOT LINE
PROPERTY BOUNDARY
PROPOSED CURB AND GUTTER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED STORM INLET
PROPOSED STORM SEWER
EXISTING STORM SEWER
LIMITS OF DEVELOPMENT LOD
PROPOSED RIGHT OF WAY
NATURAL HABITAT BUFFER ZONE (NHBZ)
1. THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONES.
NATURAL HABITAT BUFFER ZONES
G7
**All circled are line over text.**
3/03/2020
UD
UD
UD
UD
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S S
S
S
S
S
S
S
W
W
W W
W
W
W
W
W
W
W
W
W
W
W
W
W
W W
W W
W W
W
W
W
UD
UD
UD UD UD UD
UD
UD
UD
UD
UD
UD
S
W
S
W
W
W
E
LEC
E
ELEC
BRKR
X
X
X
X
X
X X
X
X
X
FO
FO
FO
FO
FO
FO
FO
FO
FO
E
E
E
E
E
E
E
E
E
MISTY MEADOW DR
FALLEN BRANCH DR
SDCO 4-2
STA 13+92.35
N: 101337.76
E: 203384.21
SDCO 4-4
w/ 45° BEND
STA 12+27.37
N: 101465.30
E: 203247.32
SDCO 4-6
STA 12+27.37
N: 101676.41
E: 202856.48
SDCO 4-11
STA 10+47.70
N: 101575.14
E: 202672.20
11.25° BEND 4-10
STA 10+82.28
N: 101606.78
E: 202688.72
22.5° BEND 4-9
STA 11+02.44
N: 101622.51
E: 202701.37
22.5° BEND 4-8
STA 12+01.93
N: 101673.15
E: 202793.89
11.25° BEND 4-7
STA 12+27.37
N: 101678.00
E: 202838.60 11.25° BEND 4-5
STA 12+27.37
N: 101486.80
E: 203219.85
45° BEND 4-3
STA 12+27.37
N: 101454.52
E: 203248.64
HORIZ DEFLECTION
STA 12+27.37
N: 101420.69
E: 203291.88
22.5° BEND 4-1
STA 13+99.60
N: 101331.68
E: 203401.46
38.50 LF 8" PERF. PVC @ 0.50%
18.29 LF 8" PERF. PVC @ 0.50%
124.11 LF 8" PERF. PVC @ 0.50%
54.90 LF 8" PERF. PVC @ 0.50%
10.86 LF 8" PERF. PVC @ 0.50%
34.89 LF 8" PERF. PVC @ 0.50%
409.86 LF 8" PERF. PVC @ 0.50%
17.95 LF 8" PERF. PVC @ 0.50%
44.97 LF 8" PERF. PVC @ 0.50%
105.47 LF 8" PERF. PVC @ 0.50%
20.19 LF 8" PERF. PVC @ 0.50%
35.69 LF 8" PERF. PVC @ 0.50%
LOT 1
LOT 2
LOT 8
LOT 6
LOT 5
LOT 7
LOT 12
LOT 16
LOT 15 LOT 14 LOT 13
LOT 10
LOT 11
LOT 9
LOT 13
LOT 14
LOT 9 LOT 10 LOT 11 LOT 12
LOT 7 LOT 8
36' FL-FL
30' EASEMENT
REC. NO. 20110070565
67' EASEMENT
REC. NO. 20140004033
6' UTILITY
EASEMENT
PROPERTY
BOUNDARY (TYP.)
EXISTING TOP
OF DITCH BANK
50' DITCH BUFFER
FROM TOP OF BANK
NATURAL HABITAT
BUFFER ZONE
NATURAL HABITAT
BUFFER ZONE
SDCO 4
STA 10+00.00
N: 101305.95
E: 203430.11
PROPOSED 8"
WATER
59' ROW
9' UTILITY EASEMENT
9' UTILITY EASEMENT
LOT 1
LOT 2
LOT 6
LOT 3
LOT 5
LOT 4
LOT 17
BLOCK 11
SANITARY SEWER LINE 1
SEE SHEET SS2
4945
4950
4955
4960
4965
4970
4975
4980
4985
4990
4945
4950
4955
4960
4965
4970
4975
4980
4985
4990
19+75 19+00 18+00 17+00 16+00 15+00 14+00 13+00 12+00 11+00 10+00 9+50
SDCO 4-2
STA 10+56.80
RIM 4973.4±
INV. IN 4948.74 (NW)
INV. OUT 4948.74 (E)
SDCO 4-4
STA 12+46.66
RIM 4971.3±
INV. IN 4949.68 (NW)
INV. OUT 4949.68 (S)
SDCO 4-6
STA 16+91.41
RIM 4970.2±
INV. IN 4951.90 (W)
INV. OUT 4951.90 (SE)
SDCO 4-11
STA 19+15.69
RIM 4964.4±
INV. OUT 4953.02 (NE)
11.25° BEND 4-10
STA 18+80.00
INV. 4952.84 (SW)
22.5° BEND 4-9 INV. 4952.84 (NE)
STA 18+59.81
INV. 4952.74 (SW)
INV. 4952.74 (NE)
22.5° BEND 4-8
STA 17+54.34
INV. 4952.21 (SW)
INV. 4952.21 (E)
11.25° BEND 4-7
STA 17+09.37
INV. 4951.99 (W)
INV. 4951.99 (E)
11.25° BEND 4-5
STA 12+81.55
INV. 4949.85 (NW)
INV. 4949.85 (SE)
45° BEND 4-3
STA 12+35.80
INV. 4949.63 (N)
INV. 4949.63 (SE)
HORIZ DEFLECTION
STA 11+80.90
INV. 4949.36 (NW)
INV. 4949.36 (SE)
22.5° BEND 4-1
STA 10+38.50
INV. 4948.65 (W)
INV. 4948.65 (SE)
38.50 LF 8" PERF. PVC @ 0.50%
18.29 LF 8" PERF. PVC @ 0.50%
124.11 LF 8" PERF. PVC @ 0.50%
54.90 LF 8" PERF. PVC @ 0.50%
10.86 LF 8" PERF. PVC @ 0.50%
34.89 LF 8" PERF. PVC @ 0.50%
409.86 LF 8" PERF. PVC @ 0.50%
17.95 LF 8" PERF. PVC @ 0.50%
44.97 LF 8" PERF. PVC @ 0.50%
105.47 LF 8" PERF. PVC @ 0.50%
20.19 LF 8" PERF. PVC @ 0.50%
35.69 LF 8" PERF. PVC @ 0.50%
SDCO 4
STA 10+00.00
RIM 4973.3±
INV. IN 4948.46 (NW)
INV. IN 4948.46 (SE)
INV. OUT 4948.46 (SW)
PROPOSED GROUND
EXISTING GROUND
8" PVC WATER
STA.=10+10.00
TOP=4968.60
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
( IN FEET )
0
1 INCH = 50 FEET
50 50 100 150
PRIVATE SUBDRAIN LINE 1-4
NORTH
EXISTING WATER MAIN
PROPOSED WATER MAIN
PROPOSED STORMLINE
LEGEND:
NOTES:
W
G
T
E
EXISTING STORM SEWER
ST
PROPOSED ELECTRIC
EXISTING TELEPHONE
EXISTING GAS
PROPOSED UNDERDRAIN
EXISTING SANITARY SEWER SS
PROPOSED CURB & GUTTER
PROPOSED SANITARY SEWER
PROPOSED FIRE HYDRANT
PROPOSED LOTLINE
RIGHT OF WAY
PROPERTY BOUNDARY
S
PROPOSED SEWER SERVICE
W
PROPOSED RESIDENTIAL WATER SERVICE
PROPOSED SUBDRAIN
UD
SD
EXISTING FIRE HYDRANT
PROPOSED STORMLINE
LIMITS OF DEVELOPMENT LOD
EASEMENT LINE
1. THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONES.
NATURAL HABITAT BUFFER ZONES
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. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL
STORM DRAINS, SANITARY SEWER MAINS, WATER MAINS, AND SERVICES.
3. PIPE LENGTHS ARE CALCULATED FROM THE CENTER OF MANHOLES AND INLET BOX
STRUCTURES. SPECIFIED LENGTH OF PIPE INCLUDES THE LAYING LENGTH OF
FLARED END SECTIONS.
4. WATER SERVICE MUST HAVE MINIMUM OF 4.5' COVER AND MINIMUM OF 18" VERTICAL
CLEARANCE FROM STORM SEWER. ANY STORM SEWER SHALLOWER THAN 5.0' WILL
REQUIRE THE WATER SERVICE TO BE INSTALLED UNDER THE PROPOSED STORM
SEWER.
5. STORM DRAIN PIPE JOINTS SHALL NOT BE LOCATED OVER UTILITY CROSSINGS.
6. PRIVATE STORM SEWER MATERIAL MAY BE RCP, PVC OR HDPE. ALL RCP SHALL BE
CLASS III OR GREATER. PIPE MATERIAL, BEDDING, AND INSTALLATION WITHIN PUBLIC
RIGHTS-OF-WAY SHALL BE GOVERNED BY THE CITY OF FORT COLLINS. HDPE MUST BE
SMOOTH WALLED INTERIOR. HDPE FITTINGS MAY BE USED FOR PVC INSTALLATIONS.
ALL JOINTS SHALL BE 'WATERTIGHT' USING APPROPRIATE GASKETS OR JOINT WRAPS
(PER ASTM C443 FOR RCP AND PER ASTM F477 / D3212 FOR PLASTIC PIPE).
7. AREA DRAIN PIPE AND DRAIN BASIN CONNECTIONS TO RCP STORM SHALL USE
INSERTA TEE OR APPROVED EQUAL FOR CONNECTION.
B M
KEYMAP
PROFILE SCALE:
SD2
PLAN AND PROFILE
SUBDRAIN LINE 1-4
24
SD1
SD2
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
Line Over Text
3/03/2020
Y
D
H
Y
D
W
TELE
VAULT
ELEC
VAULT
ELEC
VAULT
ELEC
VAULT
ELEC
H
Y
D
S S
S
ELEC
E
ELEC
BRKR
OHU
OHU
OHU
OHU
OHU OHU OHU OHU OHU
OHU OHU
OHU
X
X
X X X X X X X
X
X X
X
X
X
X X
X
X
X
X
X
X X
X
X X X X
X
X
X
X
X X
X
X X
X
X X X
X
X X
X
X X
X
X
X
X
X
X
X
X X
X
X
X
X X X
X X
X
X
X
X
X
X
X
SS
SS
SS SS
SS SS
LID
VAULT
F.O.
W W W
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
E
E
E
E
E
E
E
E
E
T
T
T T
T
T
T T
T
T
T
G
G
G
G
G
G
T
T
T
W
W
W
W
W W
W
PLANNED TEMP.
FH ASSEMBLY TO
BE REMOVED
EXISTING
BUILDING TO BE
REMOVED
EXISTING WALL
TO BE REMOVED
EXISTING F/O
TO REMAIN
EXISTING ELECTRIC
TO REMAIN
15' EASEMENT
REC. NO. 20140004033
30' EASEMENT
REC. NO. 20140004033
EXISTING FENCE
TO BE REMOVED 15' EASEMENT
REC. NO. 20110070565
EXISTING
TELEPHONE LINE
TO REMAIN
EXISTING FENCE
TO BE REMOVED
EXISTING FENCE
TO REMAIN
EXISTING ELECTRIC
BREAKER TO REMAIN
30' EASEMENT
REC. NO. 20110070565
67' EASEMENT
REC. NO. 20140004033
EXISTING FENCE
TO REMAIN
60' EASEMENT
REC. NO. 20100010642
15' EASEMENT
REC. NO. 20110070565
EXISTING 24" CMP
STORM TO BE
REMOVED
PLANNED FIRE
HYDRANT TO
REMAIN
EXISTING SANITARY
MANHOLE TO REMAIN
EXISTING 12" PVC
SANITARY
EXISTING FIRE
HYDRANT TO
REMAIN
EXISTING 12" PVC
WATER
EDGE OF
WETLAND
EXISTING GRAVEL
ROAD TO BE
REMOVED
PLANNED 8"
PVC WATER
50' DITCH BUFFER
FROM TOP OF BANK
PLANNED 10"
PVC SANITARY
PLANNED 20'
GRAVEL ROAD
TO REMAIN
PLANNED 30'
SFCSD
EASEMENT
PLANNED
TEMP. FIRE
HYDRANT TO
REMAIN
PLANNED
HANSEN FARM
PLANNED
24"x36" RCBC
BURLEY TREE DR
KNOBBY PINE DR
FALLEN BRANCH DR
FLOATING LEAF DR
ROSEN DRIVE
DITCH LATERAL
59'
ROW
36'
FL-FL
PLANNED PEDESTRIAN BRIDGE
(SEE HANSEN FARM UTILITY PLANS)
50' DITCH BUFFER
FROM TOP OF BANK
54'
FL-FL
76'
ROW
PLANNED END OF ROAD
SIGNS TO BE REMOVED
PLANNED
HANSEN FARM
EXISTING TEMPORARY FIRE
HYDRANT TO BE REMOVED
15' EASEMENT
REC. NO. 20140004033
EXISTING OVERHEAD ELECTRIC
TO BE UNDERGROUND OR
REMOVED PER UTILITY PROVIDER
UNION PACIFIC RAILROAD
EXISTING EDGE OF
WATER AT TIME OF
SURVEY
EXISTING 36" IRON
PIPE TO REMAIN
PROJECT
BOUNDARY (TYP.)
RED WILLOW
DRIVE
EXISTING TOP
OF DITCH BANK
EXISTING TOP
OF DITCH BANK
100'
WETLAND
BUFFER
EXISTING CELL
TOWER SITE TO REMAIN.
CONTRACTOR TO PROVIDE
24 HOUR 7 DAYS A WEEK
ACCESS FROM PUBLIC ROW.
EXISTING CONCRETE
CROSS-PAN AND CURB
RETURN TO BE REMOVED
X
X
X
X
X
X
X
EXISTING FENCE
TO REMAIN
EXISTING CONCRETE
IRRIGATION STRUCTURE
UNION PACIFIC RAILROAD
MAIL CREEK DITCH
DITCH LATERAL
PROPERTY
BOUNDARY
(TYP.)
PLANNED
HANSEN FARM
EXISTING TOP
OF DITCH BANK
50' DITCH BUFFER
FROM TOP OF BANK
FO
FO
FO
FO
E
E
E
EXISTING
GRAVEL ROAD
TO BE
REMOVED
PLANNED TEMPORARY
FIRE HYDRANT TO BE
REMOVED
PLANNED 8"
WATERLINE TO
REMAIN
59'
ROW
36'
FL-FL
EXISTING FIBER OPTIC
AND ELECTRIC LINES
TO REMAIN
30' EASEMENT
REC. NO. 20140004033
15' EASEMENT
REC. NO. 20110070565
PLANNED
24"X36"
RCBC AND
CONCRETE
HEADWALL
OHU OHU
OHU
OHU
OHU
FO
FO
FO
FO
FO
T
T T
T
T
15' OPTION AND LAND
LEASE AGREEMENT
EASEMENT
REC. NO. 20140004033
PLANNED
24"X36"
RCBC AND
CONCRETE
HEADWALL
76'
ROW
54'
FL-FL
EXISTING GRAVEL ROAD
TO BE REMOVED
EXISTING FIBER OPTIC
AND ELECTRIC LINES
TO REMAIN
EXISTING OVERHEAD
ELECTRIC TO BE
UNDERGROUND OR
REMOVED PER UTILITY
PROVIDER
PLANNED
TEMPORARY
CONSTRUCTION
EASEMENT
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
EX1
AND DEMOLITION PLAN
EXISTING CONDITIONS
3
NORTH
EXISTING ELECTRIC E
LEGEND:
G
T
EXISTING STORM SEWER ST
EXISTING TELEPHONE
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING TREES (TO REMAIN)
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. 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. THE CITY OF
FORT COLLINS STREET DEPARTMENT OPERATES A CRUSHING OPERATION THAT
WILL ACCEPT CONCRETE MATERIAL AT NO COST FOR CRUSHING AND RE-USE AS
RECYCLED AGGREGATE. THIS OPERATION IS LOCATED AT 1380 HOFFMAN MILL
ROAD AND CAN BE REACHED AT (970) 482-1249.
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. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH CITY STREET REPAIR STANDARDS.
7. ALL IMPROVEMENTS LABELED AS "PLANNED" ARE A PART OF THE HANSEN
PROJECT. DESIGN DETAILS FOR THESE IMPROVEMENTS CAN BE FOUND IN THE
HANSEN FARM UTILITY PLANS.
8. THE CONTRACTOR SHALL PROVIDE 24 HOUR 7 DAYS A WEEK ACCESS TO THE CELL
TOWER FROM PUBLIC ROW.
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)
APPROXIMATE LIMITS OF CONCRETE/
ASPHALT REMOVAL OR MILL & OVERLAY
1. THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONES.
NATURAL HABITAT BUFFER ZONES
B M
KEYMAP
MATCHLINE-THIS SHEET
MATCHLINE-THIS SHEET
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
Line Over Text
3/03/2020
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's 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
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 Larimer County.
35. The Developer is responsible for providing all labor and materials necessary for the completion of the intended improvements, shown on
these drawings, or designated to be provided, installed, or constructed, unless specifically noted otherwise.
36. Dimensions for layout and construction are not to be scaled from any drawing. If pertinent dimensions are not shown, contact the Designer
for clarification, and annotate the dimension on the as-built record drawings.
37. The Developer shall have, onsite at all times, one (1) signed copy of the approved plans, one (1) copy of the appropriate standards and
specifications, and a copy of any permits and extension agreements needed for the job.
38. If, during the construction process, conditions are encountered which could indicate a situation that is not identified in the plans or
specifications, the Developer shall contact the Designer and the City of Fort Collins Engineer immediately.
39. The Developer shall be responsible for recording as-built information on a set of record drawings kept on the construction site, and available
to the Larimer County's Inspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the City of Fort
Collins Engineer.
40. The Designer shall provide, in this location on the plan, the location and description of the nearest survey benchmarks (2) for the project as
well as the basis of bearings. The information shall be as follows:
PROJECT DATUM: NAVD88
BENCHMARK 2-02 EAST SIDE OF TIMBERLAND ROAD, 1/2 MILE NORTH OF TRILBY ROAD, ON THE MIDDLE CONCRETE PAD TO
AN ELECTRIC BOX.
ELEVATION: 4964.37
BENCHMARK 16-01 SOUTH SIDE OF WILLOW SPRINGS WAY APPROX. 50 FT. WEST OF THE INTERSECTION OF WILLOW
SPRINGS WAY AND TIMBERLINE ROAD ON THE SOUTHWEST CORNER OF A STORM INLET.
ELEVATION: 4956.98
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED
NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING
EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 - 3.19'
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 7, AS BEARING SOUTH 00'00'53"
EAST (ASSUMED BEARING) AS MONUMENTED ON PLAT.
41. All stationing is based on centerline of roadways unless otherwise noted.
42. Damaged curb, gutter and sidewalk existing prior to construction, as well as existing fences, trees, streets, sidewalks, curbs and gutters,
landscaping, structures, and improvements destroyed, damaged or removed due to construction of this project, shall be replaced or restored
in like kind at the Developer's expense, unless otherwise indicated on these plans, prior to the acceptance of completed improvements
and/or prior to the issuance of the first Certificate of Occupancy.
43. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The
existing street condition shall be documented by the City of Fort Collins Construction Inspector before any cuts are made. Patching shall be
done in accordance with the City of Fort Collins Street Repair Standards. The finished patch shall blend in smoothly into the existing
surface. All large patches shall be paved with an asphalt lay-down machine. In streets where more than one cut is made, an overlay of the
entire street width, including the patched area, may be required. The determination of need for a complete overlay shall be made by the
Larimer County Engineer and/or the City of Fort Collins Inspector at the time the cuts are made.
44. Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which existed before
construction, or to the grades and condition as required by these plans.
45. Standard Handicap ramps are to be constructed at all curb returns and at all "T" intersections.
46. After acceptance by the City of Fort Collins, public improvements depicted in these plans shall be guaranteed to be free from material and
workmanship defects for a minimum period of two years from the date of acceptance.
47. The City of Fort Collins shall not be responsible for the maintenance of roadway and appurtenant improvements, including storm drainage
structures and pipes, for the following private streets: N.A.
48. Approved Variances are listed as follows: N/A
CONSTRUCTION NOTES
A. Grading and Erosion Control Notes
1. The erosion control inspector must be notified at least twenty-four (24) hours prior to any construction on this site.
2. There shall be no earth-disturbing activity outside the limits designated on the accepted plans.
3. All required perimeter silt and construction fencing shall be installed prior to any land disturbing activity (stockpiling, stripping, grading, etc).
All other required erosion control measures shall be installed at the appropriate time in the construction sequence as indicated in the
approved project schedule, construction plans, and erosion control report.
4. At all times during construction, the Developer shall be responsible for preventing and controlling on-site erosion including keeping the
property sufficiently watered so as to minimize wind blown sediment. The Developer shall also be responsible for installing and maintaining
all erosion control facilities shown herein.
5. Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing vegetation shall be
limited to the area(s) required for immediate construction operations, and for the shortest practical period of time.
6. All soils exposed during land disturbing activity (stripping, grading, utility installations, stockpiling, filling, etc.) shall be kept in a roughened
condition by ripping or disking along land contours until mulch, vegetation, or other permanent erosion control BMPs are installed. No soils
in areas outside project street rights-of-way shall remain exposed by land disturbing activity for more than thirty (30) days before required
temporary or permanent erosion control (e.g. seed/mulch, landscaping, etc.) is installed, unless otherwise approved by the City/County.
7. In order to minimize erosion potential, all temporary (structural) erosion control measures shall:
a. Be inspected at a minimum of once every two (2) weeks and after each significant storm event and repaired or reconstructed as
necessary in order to ensure the continued performance of their intended function.
b. Remain in place until such time as all the surrounding disturbed areas are sufficiently stabilized as determined by the erosion control
inspector.
c. Be removed after the site has been sufficiently stabilized as determined by the erosion control inspector.
8. When temporary erosion control measures are removed, the Developer shall be responsible for the clean up and removal of all sediment
and debris from all drainage infrastructure and other public facilities.
9. The contractor shall immediately clean up any construction materials inadvertently deposited on existing streets, sidewalks, or other public
rights of way, and make sure streets and walkways are cleaned at the end of each working day.
10. All retained sediments, particularly those on paved roadway surfaces, shall be removed and disposed of in a manner and location so as not
to cause their release into any waters of the United States.
11. No soil stockpile shall exceed ten (10) feet in height. All soil stockpiles shall be protected from sediment transport by surface roughening,
watering, and perimeter silt fencing. Any soil stockpile remaining after thirty (30) days shall be seeded and mulched.
12. The stormwater volume capacity of detention ponds will be restored and storm sewer lines will be cleaned upon completion of the project
and before turning the maintenance over to the City/County or Homeowners Association (HOA).
13. City Ordinance and Colorado Discharge Permit System (CDPS) requirements make it unlawful to discharge or allow the discharge of any
pollutant or contaminated water from construction sites. Pollutants include, but are not limited to discarded building materials, concrete
truck washout, chemicals, oil and gas products, litter, and sanitary waste. The developer shall at all times take whatever measures are
necessary to assure the proper containment and disposal of pollutants on the site in accordance with any and all applicable local, state, and
federal regulations.
14. A designated area shall be provided on site for concrete truck chute washout. The area shall be constructed so as to contain washout
material and located at least fifty (50) feet away from any waterway during construction. Upon completion of construction activities the
concrete washout material will be removed and properly disposed of prior to the area being restored.
15. Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The Developer shall implement
whatever measures are determined necessary, as directed by the City.
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 Final Drainage and Erosion Control Report for Rennat Subdivision dated Februaru 12, 2020 by Northern
Engineering Services, Inc., 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 construction shall conform to the Fort Collins-Loveland Water District Standard Construction Specifications current at the date
of construction.
2. All sanitary sewer construction shall conform to the South Fort Collins Sanitation District Standard Construction Specifications current at the
date of construction.
3. The contractor shall maintain a minimum of 10 feet of horizontal separation and 18 inches of vertical separation between all sewer and
water lines.
4. Minimum depth of cover over water mains shall be 5.0 feet and maximum cover shall be 6.0 feet.
5. Manhole rim elevations are to be adjusted to 1/4" below finished grade. If necessary, cone sections shall be rotated to prevent lids being
located within bicycle or vehicle wheel paths.
6. 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.
7. All water fittings and valves are only graphically represented and are not to scale.
CS2
CONSTRUCTION NOTES
GENERAL AND
2
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.
Call before you dig.
R
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
See Sheet CS1.
3/03/2020
FROM FACE OF WALK
6.5' MIN FENCE SETBACK
FROM FACE OF WALK
3' MIN FENCE SETBACK
FROM CURB FLOWLINE
3' MIN FENCE SETBACK
FROM EDGE OF ALLEY
· ZEPHYR RD
· MISTY MEADOW DR
· DANCING CATTAIL DR
· CROAKING TOAD DR
· FALLEN BRANCH DR
· AUTUMN BREEZE CT
CONCRETE PAVEMNET
9' UTIL. 59' ROW
ESMT.
9' UTIL.
ESMT.
LOCAL CONNECTOR
8' PARKING
8' PARKING
10' TRAVEL LANE
6.5'
PKWY
TBC-WALK
36' -
10' TRAVEL LANE
4.5' WALK
4.5' WALK
30" VERTICAL CURB
& GUTTER
30" VERTICAL CURB
& GUTTER
6.5'
PKWY
TBC-WALK
· FLYING MALLARD DR
· WINDY WILLOW DR
· ALLEY 1
· ALLEY 2
12' TRAVEL LANE
24' -
12' TRAVEL LANE
8' UTIL.
ESMT.
8' UTIL.
ESMT.
ALLEY (PRIVATE)
CS1
COVER SHEET
1
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.
Call before you dig.
R
FEBRUARY 2020
PROJECT
LOCATION
VICINITY MAP
NORTH
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:
Northern Engineering Services, Inc.
Project No. 1204-003
Date: February 19, 2019
ORIGINAL FIELD SURVEY BY:
CONTACT INFORMATION
PROJECT TEAM:
Danny Weber, PE
Northern Engineering Services, Inc.
301 North Howes Street, Sutie 100
Fort Collins, Colorado 80521
(970) 221-4158
Bob Tessely, PLS
Northern Engineering Services, Inc.
301 North Howes Street, Sutie 100
Fort Collins, Colorado 80521
(970) 221-4158
CONTACT INFORMATION
PROJECT TEAM:
JD Padillla
Post Modern Development
144 North Mason St., Suite 4
Fort Collins, Colorado 80524
(970) 407-7808
SHEET INDEX
ENGINEER ING
N O R T H E RN
ENGINEER ING
N O R T H E RN
UTILITY CONTACT LIST: *
UTILITY COMPANY PHONE NUMBER
1 CS1 COVER SHEET
2 CS2 GENERAL AND CONSTRUCTION NOTES
3 EX1 EXISTING CONDITIONS AND DEMOLITION PLAN
4 PH1 PHASING PLAN
UTILITY SHEETS
5 OU1 OVERALL UTILITY PLAN
6-8 U1-U3 UTILITY PLAN
SANITARY SHEETS
9-10 SS1-SS2 SANITARY SEWER LINE 1 PLAN AND PROFILE
11-12 SS3-SS4 SANITARY SEWER LINE 2 PLAN AND PROFILE
13 SS5 SANITARY SEWER LINE 2-2 PLAN AND PROFILE
14 SS6 SANITARY SEWER LINE 2-4 PLAN AND PROFILE
15 SS7 SANITARY SEWER LINE 2-5 PLAN AND PROFILE
16 SS8 SANITARY SEWER LINES 2-6 & 3 PLAN AND PROFILE
17 SS9 SANITARY SEWER LINES 3-1 & 3-3 PLAN AND PROFILE
STORM SHEETS
18 ST1 STORM DRAIN LINE 1 PLAN AND PROFILE
19 ST2 STORM DRAIN LINE 2 PLAN AND PROFILE
20 ST3 STORM DRAIN LINES 3 & 4 PLAN AND PROFILE
21 ST4 STORM DRAIN LINES 5 & 6 PLAN AND PROFILE
22 ST5 STORM DRAIN LINE 7 & 8 PLAN AND PROFILE
23 SD1 SUBDRAIN LINE 1 PLAN AND PROFILE
24 SD2 SUBDRAIN LINE 1-4 PLAN AND PROFILE
GRADING SHEETS
25 OG1 OVERALL GRADING PLAN
26-31 G1-G6 GRADING PLAN
32-33 G7-G8 DETAILED GRADING PLAN
ROADWAY SHEETS
34-36 R1-R3 MISTY MEADOW DR PLAN AND PROFILE
37 R4 DANCING CATTAIL DR PLAN AND PROFILE
38 R5 DANCING CATTAIL DR & WINDY WILLOW DR PLAN AND PROFILE
39-40 R6-R7 CROAKING TOAD DR PLAN AND PROFILE
41 R8 FLYING MALLARD DR PLAN AND PROFILE
42 R9 FALLEN BRANCH DR PLAN AND PROFILE
43 R10 ALLEY 1 PLAN AND PROFILE
44 R11 ALLEY 2 PLAN AND PROFILE
45-46 R12-R13 ZEPHYR RD PLAN AND PROFILE
47 R14 ZEPHYR RD STRIPING PLAN
48 R15 SIGNAGE PLAN
49-51 INT1-INT3 INTERSECTION DETAILS
52-53 XS1-XS2 ZEPHYR ROAD CROSS SECTIONS
DRAINAGE SHEETS
54 DR1 DRAINAGE EXHIBIT
55 EC1 EROSION CONTROL PLAN
56-57 EC2-EC3 EROSION CONTROL DETAILS
DETAIL SHEETS
58-59 D1-D2 UTILITY DETAILS
60-62 D3-D5 DRAINAGE DETAILS
63 D6 GRADING DETAILS
64-66 D7-D9 SITE DETAILS
A TRACT OF LAND LOCATED IN THE EAST HALF OF SECTION 7, TOWNSHIP 6 NORTH, RANGE 68 WEST OF
THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
RENNAT SUBDIVISION
UTILITY PLANS FOR
OWNER/APPLICANT
SITE ENGINEER
SURVEYOR
GAS----------------- Xcel Energy-----------------------------------Stephanie Rich (970) 225-7857
ELECTRIC-------- City of Fort Collins Light & Power------- Austin Kreager (970) 224-6152
CABLE------------- Comcast--------------------------------------- Don Kapperman (970) 567-0245
TELECOM-------- CenturyLink Local Network--------------- William Johnson (970) 377-6401
WATER------------ Fort Collins-Loveland Water District---- Jay East (970) 226-3104
WASTEWATER- South Fort Collins Sanitation District--- Jay East (970) 226-3104
STORMWATER- City of Fort Collins Utilities---------------- Wes Lamarque (970) 416-2418
* 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.
Cathy Mathis
TB Group
444 Mountain Avenue
Berthoud, Colorado 80513
(970) 532-5891
PLANNER/
LANDSCAPE ARCHITECT
PROJECT DATUM: NAVD88
BENCHMARK 2-02 EAST SIDE OF TIMBERLAND ROAD, 1/2 MILE NORTH OF TRILBY
ROAD, ON THE MIDDLE CONCRETE PAD TO AN ELECTRIC BOX.
ELEVATION: 4964.37
BENCHMARK 16-01 SOUTH SIDE OF WILLOW SPRINGS WAY APPROX. 50 FT. WEST OF
THE INTERSECTION OF WILLOW SPRINGS WAY AND TIMBERLINE ROAD ON THE
SOUTHWEST CORNER OF A STORM INLET.
ELEVATION: 4956.98
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR
CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED
FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 - 3.19'
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE EAST LINE OF THE NORTHEAST QUARTER OF
SECTION 7, AS BEARING SOUTH 00°00'53" EAST (ASSUMED BEARING) AS
MONUMENTED ON PLAT.
PROJECT BENCHMARKS:
All changes, addendums, additions, deletions and
modifications to these drawings must be approved,
in writing, by the Fort Collins-Loveland
Water District and the South Fort Collins Sanitation District.
District Engineer Date
FORT COLLINS - LOVELAND
WATER DISTRICT
SOUTH FORT COLLINS
SANITATION DISTRICT
Sheet
RENNAT SUBDIVISION 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 CONSTRUCTION
REVIEW SET
E NGINEER ING
N O R T H E RN
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
970.221.4158
northernengineering.com
of 66
The East Line is not do not match the titles on
these sheets.
3/03/2020
The East Line is not referenced on the
Subdivision Plat.