HomeMy WebLinkAboutKECHTER TOWNHOMES - PDP200010 - SUBMITTAL DOCUMENTS - ROUND 1 - UTILITY PLANSKECHTER RD
FOSSIL CREEK RESERVOIR
PROJECT
LOCATION
I-25 // US 87
E HARMONY RD
STRAUSS CABIN RD
ZIEGLER RD
ROCK CREEK DR
16'
7'
PARK
TRAVEL
7'
PARK
7'
(MIN.)
PKWY
30' ROADWAY
53' ROW
(MIN)
WALK
4.5'
6'.5 Min. Fence Setback
UTIL.
ESMT.
9'
9' UTIL.
ESMT.
(MIN.)
PKWY
7'
WALK
(MIN)
4.5'
CS1
COVER STEET
1
JULY 2020 CONTACT INFORMATION
PROJECT TEAM:
VICINITY MAP
NORTH
KECHTER TOWNHOMES
PROJECT TEAM:
Ripley Design, Inc
Russell Lee
419 Canyon Avenue, Suite 200
Fort Collins, Colorado 80521
(970) 224.5828
TWG
Ryan Kelly, Acquisitions Director
1301 East Washington Street, Ste 100
Indianapolis, IN 46202
(317) 559-7009
Northern Engineering Services, Inc.
Andy Reese
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
(970) 221-4158
PLANNER/
CS2
CONSTRUCTION NOTES
GENERAL &
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
KECHTER TOWNHOMES 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 25
A. 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 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.
8. 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).
9. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered
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BLOCK 1
BLOCK 2
BLOCK 9
BLOCK 12
BLOCK 7
LOT 5
2125 sq.ft.
LOT 1
2400 sq.ft.
LOT 2
1446 sq.ft.
LOT 3
1518 sq.ft.
LOT 4
1716 sq.ft. LOT 6
3200 sq.ft.
TRACT A
2,319 sq. ft.
0.053 ac.
LOT 1
2126 sq.ft.
LOT 4
1916 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1508 sq.ft.
LOT 3
1519 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 5
2331 sq.ft.
TRACT D
2,867 sq. ft.
0.066 ac.
LOT 3
1841 sq.ft.
LOT 1
2507 sq.ft.
LOT 2
1836 sq.ft.
LOT 4
2776 sq.ft.
LOT 2
1509 sq.ft.
LOT 3
1506 sq.ft.
LOT 4
1902 sq.ft.
LOT 6
1721 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
BLOCK 2
BLOCK 3
BLOCK 4
BLOCK 5
BLOCK 10
BLOCK 11
BLOCK 6
LOT 3
1511 sq.ft.
LOT 4
2139 sq.ft.
LOT 1
2166 sq.ft.
LOT 2
1627 sq.ft.
LOT 3
1889 sq.ft.
LOT 5
2513 sq.ft.
TRACT B
16,796 sq. ft.
0.386 ac.
LOT 4
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 3
1522 sq.ft.
LOT 1
1916 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1519 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1522 sq.ft.
LOT 5
1519 sq.ft.
LOT 6
1919 sq.ft.
LOT 1
1916 sq.ft.
TRACT C
2,818 sq. ft.
0.065 ac.
LOT 3
1506 sq.ft.
LOT 4
1902 sq.ft.
LOT 1
1902 sq.ft.
LOT 2
1506 sq.ft.
LOT 6
1721 sq.ft.
LOT 5
1466 sq.ft.
LOT 1
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BLOCK 8
BLOCK 1
BLOCK 2
BLOCK 9
BLOCK 12
BLOCK 7
LOT 5
2125 sq.ft.
LOT 1
2400 sq.ft.
LOT 2
1446 sq.ft.
LOT 3
1518 sq.ft.
LOT 4
1716 sq.ft. LOT 6
3200 sq.ft.
TRACT A
2,319 sq. ft.
0.053 ac.
LOT 1
2126 sq.ft.
LOT 4
1916 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1508 sq.ft.
LOT 3
1519 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 5
2331 sq.ft.
TRACT D
2,867 sq. ft.
0.066 ac.
LOT 3
1841 sq.ft.
LOT 1
2507 sq.ft.
LOT 2
1836 sq.ft.
LOT 4
2776 sq.ft.
LOT 2
1509 sq.ft.
LOT 3
1506 sq.ft.
LOT 4
1902 sq.ft.
LOT 6
1721 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
BLOCK 2 BLOCK 3
BLOCK 4
BLOCK 5
BLOCK 10
BLOCK 11
BLOCK 6
LOT 3
1511 sq.ft.
LOT 4
2139 sq.ft.
LOT 1
2166 sq.ft.
LOT 2
1627 sq.ft.
LOT 3
1889 sq.ft.
LOT 5
2513 sq.ft.
TRACT B
16,796 sq. ft.
0.386 ac.
LOT 4
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 3
1522 sq.ft.
LOT 1
1916 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1519 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1522 sq.ft.
LOT 5
1519 sq.ft.
LOT 6
1919 sq.ft.
LOT 1
1916 sq.ft.
TRACT C
2,818 sq. ft.
0.065 ac.
LOT 3
1506 sq.ft.
LOT 4
1902 sq.ft.
LOT 1
1902 sq.ft.
LOT 2
1506 sq.ft.
LOT 6
1721 sq.ft.
LOT 5
1466 sq.ft.
LOT 1
1912 sq.ft.
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STREET A
STREET C
STREET D
QUASAR WAY
BLOCK 8
BLOCK 5
BLOCK 10
BLOCK 11
BLOCK 6
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LEC
STREET A
STREET C
STREET D
QUASAR WAY
STREET B
BLOCK 1
BLOCK 10
BLOCK 11
BLOCK 9
BLOCK 12
2125 sq.ft.
LOT 1
2400 sq.ft.
LOT 2
1446 sq.ft.
LOT 3
1518 sq.ft.
LOT 4
1716 sq.ft.
TRACT B
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X
X
X
STREET A
QUASAR WAY
BLOCK 8
BLOCK 1
BLOCK 9
BLOCK 12
LOT 1
2400 sq.ft.
LOT 2
1446 sq.ft.
LOT 3
1518 sq.ft. 1716 sq.ft.
TRACT D
2,867 sq. ft.
0.066 ac.
LOT 3
1841 sq.ft.
LOT 2
1836 sq.ft.
LOT 4
2776 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1463 sq.ft.
LOT 1
2130 sq.ft.
LOT 2
1466 sq.ft.
LOT 6
2141 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1463 sq.ft.
LOT 2
1466 sq.ft.
D1
SITE DETAILS
16
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
KECHTER TOWNHOMES 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 25
100 CURB AND GUTTER 101 103 STREET INTERSECTION CROSSPAN 104
105 ASPHALT PAVING DETAIL (CROSSPAN) 106 SIGN POST 107
6"
2"R.
2"
6" 6"
12"
1 1/2"R.
2'-6"
6"
4 1/2"
30"
9"
R 0.5"
4.5"
18"
3.63"
21.75"
R 0.13"
7"
2"
3.75"
12"
ROLL-OVER
VERTICAL
(LOVELAND)
Gutter edge may be
tapered or battered.
D2
SITE DETAILS
17
Sheet
KECHTER TOWNHOMES 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 25
200 STANDARD SIDEWALK 201 SIDEWALK DETAIL 202 203 STREET ACCESS RAMPS
204 TRUNCATED DOME WARNING
DIRECTIONAL ACCESS RAMP DETAIL
& DETACHED SIDEWALK
Driveway
Driveway Sidewalk
SECTION A-A
Detached Sidewalk
Attached Sidewalk
Detached Attached
All Sidewalk Thickness Shall Be 6" minimum.
Sidewalk
NOTE:
1. Sidewalk grade shall remain consistent across driveway
2. For driveway design requirements, CONST. see DWG. Series 706 & 707
3. This detail applies to Residential & Commercial driveways.
6"
2'-0" 6'-0"
T.C.
F.L.
Lip
1/2" Expansion
Joint Material
1/2" Expansion
Joint Material
8" Commercial
6" Residential
A
A
Sidewalk
Min.
ATTACHED SIDEWALK DETAIL
Slope sidewalk to curb 1/4" per foot.
NOTE: Construct sidewalk with joints at 10' intervals
R 1/8"
WEAKENED PLANE JOINT EXPANSION JOINT
D3
UTILITY DETAILS
18
Sheet
KECHTER TOWNHOMES 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 25
300 TRENCH AND BEDDING 301 GATE VALVE 302 303 SINGLE METER PIT
304 305 306
FIRE HYDRANT
DOUBLE METER PIT UTILITY SERVICE LOCATION THRUST BLOCK
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
D4
UTILITY DETAILS
19
Sheet
KECHTER TOWNHOMES 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 25
300 OUTSIDE-DROP MANHOLE 301 TYPICAL MANHOLE 302 GROUNDWATER BARRIER 303
C:\Work\MAPPING\BLOCKS\Logos\SS-New\SFCSD.bmp
304 305
SANITARY SEWER SERVICE CONNECTION
TRENCH AND BEDDING UTILITY SERVICE LOCATION
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
D5
DRAINAGE DETAILS
20
Sheet
KECHTER TOWNHOMES 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 25
500 CURB OPENING 501 CURB OPENING REINFORCEMENT 502
METAL CULVERT METAL END SECTIONS
PLAN VIEW
SECTION A-A
SECTION B-B
GENERAL NOTES:
B
A
A
B
DETAIL "A"
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
303 305
BACK OF CURB
EDGE OF STREET
5
8" GALV. STEEL PLATE
2
1
2
1
3"x2"x3
8" GALV. ANGLE
SEE DETAIL 1
#4@12"
O.C.
#4@12"
O.C.
#4@12"
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IRR
CONTROL
IRR CONTROL
IRR
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IRR
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IRR
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IRR CONTROL
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CONTROL
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IRR
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STREET C
STREET D
CF CF CF
CF
CF
CF CF CF
CF
CF CF
CF
CF
CF
CF CF CF
CF
CF
CF
CF CF CF CF
CF
CF CF CF CF
CF
CF
CF CF CF
CF
CF CF
CF
CF
CF CF
CF
CF
CF
EC4
EROSION CONROL DETAILS
24
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
KECHTER TOWNHOMES 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 25
000 SILT FENCE 001 CONSTRUCTION FENCE 002 VEHICLE TRACKING CONTROL PAD 003 INLET PROTECTION
004 WATTLE DIKE 005 BALE OUTLET PROTECTION
SECTION G-G
G
PLAN
G
SD
STRAW BALE OUTLET PROTECTION
TEMPORARY
CHAIN-LINK FENCE
ROCK SOCK
TEMPORARY
CHAIN-LINK FENCE
ROCK SOCK
SIDE VIEW
CF X
GAS
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
S
VAULT
ELEC
W
F
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D
S
S S
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
D
E
VAULT
ELEC
T
VAULT
C ELEC
X
G
T
T
E
E
W
W W
W
W
W
W
T
T
T
E E
E
E
E
X
X X
X
X
X
X
X X X
X X X
X
E E
E
X
G
G G
G
G
G
W
ST
ST
ST ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
SS
SS SS SS
SS SS SS
SS
SS
SS
SS
SS
SS
X
X
X
X X X
X
X
X
X
X
X
X
X
X
X
X
X
E
LEC
T
T
T
T
T
C
A.2
0.53 AC
A.3
0.53 AC
A.1
0.50 AC
B.1
0.37 AC
B.2
0.60 AC
C.5
0.40 AC
C.2
0.11 AC
C.1
0.18 AC
C.4
1.25 AC
C.3
0.25 AC
RAIN
GARDEN A
WATER QUALITY POND 1
REQUIRED VOL=38,279 CF
PROVIDED VOL=41,633 CF
PROPOSED
SIDEWALK CHASE
STEPPED WALL
PROPOSED
SIDEWALK
CHASE
PROPOSED
SIDEWALK
CHASE
STORM DRAIN
RAIN GARDEN B
STORM DRAIN
POND OUTFALL
PROPOSED SWALE
PROPOSED SWALE
PROPOSED SWALE
PROPOSED SWALE
PROPOSED SWALE
PROPOSED SWALE
PROPOSED
STORM DRAIN
PROPOSED
MILD SWALE
RAIN GARDEN
OUTLET
RAIN GARDEN
OUTLET
ECLIPSE LANE
STREET B
)
STREET C
STREET D
QUASAR WAY
STREET A
PROPOSED CULVERT
(IRRIGATION DITCH)
PROPOSED CULVERT
(IRRIGATION DITCH)
PARCEL X
WILLOW BROOK
PARCEL W
WILLOW BROOK
PARCEL R
WILLOW BROOK
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
VALLEY PAN
B
A
FOR DRAINAGE REVIEW ONLY
NOT FOR CONSTRUCTION
HYDROLOGY SUMMARY
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
NORTH
LID SUMMARY
EXTENDED DETENTION BASIN SUMMARY
A
1.62 AC
LEGEND:
PROPOSED CONTOUR
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED INLET
DESIGN POINT A
FLOW ARROW
DRAINAGE BASIN LABEL
DRAINAGE BASIN BOUNDARY
PROPOSED SWALE SECTION
1 1
NOTES:
1. REFER TO THE FINAL DRAINAGE REPORT FOR WILLOW BROOK, JULY 27, 2001 BY
TST, INC. CONSULTING ENGINEERS FOR ADDITIONAL INFORMATION.
PROPOSED UNDERDRAIN UD
BENCHMARK
PROJECT DATUM: NAVD88
BENCHMARK #1:
City of Fort Collins Benchmark 2-03
Location: South side Kechter Road approximately 0.6 miles west of Strauss Cabin Road on the
east end of the south parapet wall of the bridge over the Dixon Canyon Lateral.
Elevation= 4898.14 (NAVD88)
BENCHMARK #2:
City of Fort Collins Benchmark 13-13
Location: On the west side of Strauss Cabin Road, approximately 90-ft south of Kechter Road,
on the northwest corner of a storm inlet.
Elevation= 4887.05 (NAVD88)
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 - 3.18'
Basis of Bearings
South line of the Southeast Quarter of Section 4-6-68 as bearing South 88°11'39" East.
EXISTING NATURAL HABITAT BUFFER ZONE
PROPOSED NATURAL HABITAT BUFFER ZONE
EXISTING WETLAND
Sheet
KECHTER TOWNHOMES 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 25
DR1
DRAINAGE EXHIBIT
25
DESIGN POINT SUMMARY
CF
CF CF
CF CF
CF CF
CF
CF
CF CF
CF
CF CF
CF
CF
CF CF CF
CF
CF CF
CF
CF
CF
CF CF CF CF
CF
CF CF CF CF
CF
CF
CF CF CF
CF
CF CF CF CF CF CF CF CF
CF
CF
BLOCK 2
BLOCK 3
BLOCK 4
BLOCK 5
BLOCK 10
BLOCK 11
BLOCK 6
LOT 3
1511 sq.ft.
LOT 4
2139 sq.ft.
LOT 1
2166 sq.ft.
LOT 2
1627 sq.ft.
LOT 3
1889 sq.ft.
LOT 5
2513 sq.ft.
TRACT B
16,796 sq. ft.
0.386 ac.
LOT 4
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 3
1522 sq.ft.
LOT 1
1916 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1519 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1522 sq.ft.
LOT 5
1519 sq.ft.
LOT 6
1919 sq.ft.
LOT 1
1916 sq.ft.
TRACT C
2,818 sq. ft.
0.065 ac.
LOT 3
1506 sq.ft.
LOT 4
1902 sq.ft.
LOT 1
1902 sq.ft.
LOT 2
1506 sq.ft.
LOT 6
1721 sq.ft.
LOT 5
1466 sq.ft.
LOT 1
1912 sq.ft.
LOT 2
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 2
1466 sq.ft.
LOT 5
2067 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
2310 sq.ft.
LOT 4
1466 sq.ft.
LOT 1
2071 sq.ft.
LOT 2
1466 sq.ft.
LOT 4
2272 sq.ft.
STREET B
14' DRAINAGE
EASEMENT
9' UTILITY EASEMENT
9' UTILITY EASEMENT
9' UTILITY EASEMENT
PARCEL X
WILLOW BROOK
CITY OF FORT COLLINS
PARCEL NO. 8609128901
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
KECHTER ROAD (C.R. 36)
(70' PUBLIC ROW)
KECHTER ROAD (C.R. 36)
(70' PUBLIC ROW)
STREET B
(53' PUBLIC ROW)
STREET C
(53' PUBLIC ROW)
STREET D
(53' PUBLIC ROW)
EC3
EROSION CONROL PLAN
23
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
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
Sheet
KECHTER TOWNHOMES 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 25
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
MATCH LINE - SEE SHEET ###
TYP.
LEGEND:
PROPOSED CONTOUR
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED INLET
ROCK SOCK
INLET PROTECTION
VEHICLE TRACKING CONTROL PAD
SILT FENCE SF
1. CONTRACTOR SHALL IMMEDIATELY STABILIZE ALL DISTURBED SLOPES BY
CRIMP MULCHING OR SIMILAR METHODS.
2. SWMP ADMINISTRATOR:
Contact ________________________________
Company ________________________________
Address ________________________________
Phone ________________________________
3. CONTRACTOR TO PROVIDE VEHICLE TRACKING CONTROL FOR CONCRETE
WASHOUT AREA IF ACCESS IS OFF PAVEMENT.
4. REFER TO THE "PRELIMINARY DRAINAGE AND EROSION CONTROL REPORT
FOR "KECHTER TOWNHOMES" BY NORTHERN ENGINEERING, DATED JULY 22,
2020 FOR ADDITIONAL INFORMATION.
5. HYRDOMULCH ALL SLOPES 6:1 OR GREATER WHERE RUNON IS ANTICIPATED
OR SLOPE AREA IS LONGER THAN 50'. INSTALL ECF WHERE HYDROMULCH
DOES NOT CONTROL EROSION TO THE SATISFACTION OF THE INSPECTOR.
6. SEDIMENTATION BMP FREQUENCY IS SCHEMATIC. ADD BMPs AS NEEDED TO
ENSURE NO GREATER THAN 2% SLOPE FROM BOTTOM OF UPSTREAM TO TOP
OF DOWNSTREAM STRUCTURE.
GENERAL NOTES:
WATTLE DIKE
CONCRETE WASH AREA
BALE OUTLET PROTECTION
CONSTRUCTION FENCE CF CF
TYP.
###
###
X
X
X
X
T
T
T
STREET A
CF
CF CF
CF
CF
CF
CF
CF CF
CF
CF
CF CF
CF CF
CF CF
CF
CF CF CF CF
CF
CF CF CF CF
CF
CF
CF CF CF CF CF
CF
CF
CF CF
CF
CF CF
CF
CF
CF
CF CF CF CF
CF
CF CF CF CF CF
CF
CF CF CF CF
CF
CF CF CF CF
CF
CF CF
CF
CF
CF
CF
CF CF
CF
CF CF
CF
CF
CF
BLOCK 8
BLOCK 1
BLOCK 2
BLOCK 9
BLOCK 12
BLOCK 7
LOT 5
2125 sq.ft.
LOT 1
2400 sq.ft.
LOT 2
1446 sq.ft.
LOT 3
1518 sq.ft.
LOT 4
1716 sq.ft. LOT 6
3200 sq.ft.
TRACT A
2,319 sq. ft.
0.053 ac.
LOT 1
2126 sq.ft.
LOT 4
1916 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1508 sq.ft.
LOT 3
1519 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 5
2331 sq.ft.
TRACT D
2,867 sq. ft.
0.066 ac.
LOT 3
1841 sq.ft.
LOT 1
2507 sq.ft.
LOT 2
1836 sq.ft.
LOT 4
2776 sq.ft.
LOT 2
1509 sq.ft.
LOT 3
1506 sq.ft.
LOT 4
1902 sq.ft.
LOT 6
1721 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1463 sq.ft.
LOT 1
2130 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
1912 sq.ft.
LOT 6
2141 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1463 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 5
2310 sq.ft.
STREET D
STREET B
6' UTILITY &
DRAINAGE
EASEMENT
6' DRAINAGE
EASEMENT
9' UTILITY EASEMENT
PARCEL X
WILLOW BROOK
PARCEL W
WILLOW BROOK
PARCEL R
WILLOW BROOK
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
ECLIPSE LANE
QUASAR WAY
ECLIPSE LANE
(53' PUBLIC ROW)
STREET B
(53' PUBLIC ROW)
QUASAR WAY
(53' PUBLIC ROW)
STREET A
(53' PUBLIC ROW)
EC2
EROSION CONTROL PLAN
22
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
Sheet
KECHTER TOWNHOMES 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 25
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
###
###
MATCH LINE - SEE SHEET ###
LEGEND:
PROPOSED CONTOUR
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED INLET
ROCK SOCK
INLET PROTECTION
VEHICLE TRACKING CONTROL PAD
SILT FENCE SF
1. CONTRACTOR SHALL IMMEDIATELY STABILIZE ALL DISTURBED SLOPES BY
CRIMP MULCHING OR SIMILAR METHODS.
2. SWMP ADMINISTRATOR:
Contact ________________________________
Company ________________________________
Address ________________________________
Phone ________________________________
3. CONTRACTOR TO PROVIDE VEHICLE TRACKING CONTROL FOR CONCRETE
WASHOUT AREA IF ACCESS IS OFF PAVEMENT.
4. REFER TO THE "PRELIMINARY DRAINAGE AND EROSION CONTROL REPORT
FOR "KECHTER TOWNHOMES" BY NORTHERN ENGINEERING, DATED JULY 22,
2020 FOR ADDITIONAL INFORMATION.
5. HYRDOMULCH ALL SLOPES 6:1 OR GREATER WHERE RUNON IS ANTICIPATED
OR SLOPE AREA IS LONGER THAN 50'. INSTALL ECF WHERE HYDROMULCH
DOES NOT CONTROL EROSION TO THE SATISFACTION OF THE INSPECTOR.
6. SEDIMENTATION BMP FREQUENCY IS SCHEMATIC. ADD BMPs AS NEEDED TO
ENSURE NO GREATER THAN 2% SLOPE FROM BOTTOM OF UPSTREAM TO TOP
OF DOWNSTREAM STRUCTURE.
GENERAL NOTES:
WATTLE DIKE
CONCRETE WASH AREA
BALE OUTLET PROTECTION
CONSTRUCTION FENCE CF CF
TYP.
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
TYP.
X X X
X
X
X
X
X
X
X
X
E
LEC
T
T
T
T
T
CF
CF
CF CF CF
CF
CF CF
CF
CF
CF
CF CF
CF
CF CF CF CF
CF
CF CF CF CF
CF
CF
CF CF CF
CF
CF CF
CF
CF
CF CF
CF
CF CF CF
CF
CF CF
CF
CF
CF
CF
CF
CF CF CF
CF
CF
CF
CF CF
CF
CF CF CF
CF
CF
CF CF CF CF
CF
CF CF CF CF
CF
CF
CF
CF
CF
CF
CF
CF
CF CF
PARCEL X
WILLOW BROOK
PARCEL W
WILLOW BROOK
PARCEL R
WILLOW BROOK
POUDRE R-1
SCHOOL
DISTRICT
PARCEL NO.
8604000904
ECLIPSE LANE
(53' PUBLIC ROW)
KECHTER ROAD (C.R. 36)
(70' PUBLIC ROW)
STREET B
(53' PUBLIC ROW)
STREET C
(53' PUBLIC ROW)
STREET D
(53' PUBLIC ROW)
QUASAR WAY
(53' PUBLIC ROW)
STREET A
(53' PUBLIC ROW)
EC1
OVERALL EROSION CONTROL PLAN
21
NORTH
( IN FEET )
1 inch = ft.
40 0 40 Feet
40
80 120
Sheet
KECHTER TOWNHOMES 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 25
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
###
###
LEGEND:
PROPOSED CONTOUR
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED INLET
ROCK SOCK
INLET PROTECTION
VEHICLE TRACKING CONTROL PAD
SILT FENCE SF
1. CONTRACTOR SHALL IMMEDIATELY STABILIZE ALL DISTURBED SLOPES BY
CRIMP MULCHING OR SIMILAR METHODS.
2. SWMP ADMINISTRATOR:
Contact ________________________________
Company ________________________________
Address ________________________________
Phone ________________________________
3. CONTRACTOR TO PROVIDE VEHICLE TRACKING CONTROL FOR CONCRETE
WASHOUT AREA IF ACCESS IS OFF PAVEMENT.
4. REFER TO THE "PRELIMINARY DRAINAGE AND EROSION CONTROL REPORT
FOR "KECHTER TOWNHOMES" BY NORTHERN ENGINEERING, DATED JULY 22,
2020 FOR ADDITIONAL INFORMATION.
5. HYRDOMULCH ALL SLOPES 6:1 OR GREATER WHERE RUNON IS ANTICIPATED
OR SLOPE AREA IS LONGER THAN 50'. INSTALL ECF WHERE HYDROMULCH
DOES NOT CONTROL EROSION TO THE SATISFACTION OF THE INSPECTOR.
6. SEDIMENTATION BMP FREQUENCY IS SCHEMATIC. ADD BMPs AS NEEDED TO
ENSURE NO GREATER THAN 2% SLOPE FROM BOTTOM OF UPSTREAM TO TOP
OF DOWNSTREAM STRUCTURE.
GENERAL NOTES:
WATTLE DIKE
CONCRETE WASH AREA
BALE OUTLET PROTECTION
CONSTRUCTION FENCE CF CF
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
O.C.
3"x2"x3
8"
GALV. ANGLE
5
8" GALV.
STEEL PLATE
#3 REBAR
ANCHOR
18 O.C.
3
8" BRASS SCREW
18 O.C. WITH
COUNTERSUNK HEAD
FLUSH WITH PLATE
6"
6"
VARIES
2'
3'
SECTION B-B
DETAIL 1
SECTION A-A
PLAN
SECTION C-C
SLOPE
VARIES
0.5% SLOPE (MIN.)
VARIES VARIES
2' DEPRESSED GUTTER
VARIES
EXPANSION
MATERIAL
5
8" GALV.
STEEL
PLATE
EDGE OF
STREET
12" R 12" R
3'-3" 2' OPENING 3'-3"
6" (TYP.)
BACK
OF
CURB
3" (TYP.)
3' (TYP.)
SIDEWALK
(TYP.)
EXTEND WALK 6" ON
BOTH SIDES OF WALK
VARIES VARIES
SLOPE
C C
B B
A
A
8'-6"
EXPANSION
MATERIAL
3
8" BRASS SCREW 18" O.C.
WITH COUNTERSINK
HEAD FLUSH WITH PLATE
2'
6"
304
SIDEWALK CHASE
A A
B
B
A A
SINGLE CURB INLET
R1/4"
and aligned with scoring on curb.
INSTALL IN LOCATIONS SPECIFIED
IN CHAPTER 22
1/2"
1/4"
1/4 SLAB THICKNESS
1/4"
1/2" Expansion
Joint material
DETACHED SIDEWALK DETAIL
Variable
Landscaping
Slope sidewalk to curb 1/4" per foot.
2' min.
Slope: Minumum
1
4"/ft
Maximum 3"/ft
Radius = 8"
1. No joints are allowed in the flowline. Six inch wide curb or "dummy joint" may be tooled no closer than 6 inches
from flow line as shown.
2. Pedestrian landing area required 4 ft length x 4 ft width, max slope in any direction 1 is 1:50 or
4" per foot.
3. Joint pattern to be according to intersection gutter detail' or as determined by the local entity.
4. Wood float finish is required over the sloped surface of ramp and flares.
5. A 6" wide curb option may be poured along side of the ramp as shown if required. If curb is used it shall match
style of adjacent curb and gutter.
6. Minimum ramp width shall be four feet, or the same as the widest adjacent sidewalk, whichever is greater, up to a
maximum width of 8 feet.
7. Detectable warning is to extend full width of the ramp and be a minimum of 2.0' in the direction of travel. Material
to be approved by local engineer
8. T = Concrete thickness, 6" minimum for entire ramp area.
SECTION A-A
PLAN VIEW
N.T.S.
N.T.S.
NOTES:
2' Transition (TYP.)
4' (min)
6"
2'
1:20 (max)
1:12 (max)
T, See Note 8
0" Curb
Lip of Gutter
Detectable
Warning
A
A
1/2" per ft.
1" per ft.
Flare
Curb
Flare Detectable Warning
Curb Option,
See Note 5
Curb
(TYP.) SIDEWALK
SIDEWALK
0" Curb Height,
See Section A-A
(TYP)
Standard Curb
and Gutter,
See Standard
Dwg 701 (TYP)
Pedestrian
Landing Area,
See Note 2
2' (min)
FORT COLLINS ONLY
Notes:
1. Set ramp slopes using the center of the
ramp.
2. Truncated dome warning panel: Install
panels along with the concrete pour for the
ramp. Specifications for the panel material
will be provided upon request.
3. Each ramp shall align perpendicular to the
street in which the ramp is provided to
cross.
4. Refer to standard drawing 1606 in the
Laimer County urban area street standards
for other necessary criteria needed to
construct these ramps that is not specified
on this drawing.
5. Construct the ramps and walk so the corner
area all drains to the street.
6. If curb and gutter are poured monolithic with
ramp, place dome edge at back of curb as
shown. If not poured monolithic, place
dome edge 6" from back of curb.
PLAN VIEW
NTS
Ramp
Flare
Gutter
Ramp
Ramp
Flare
Curb
Curb
Conc. Flare
PanelsPanels
Truncated dome
panels:
1-2'x2.5'
1-2'x2'
Truncated Dome Warning
Detection Plan Locations
LEGEND:
⅊ BOC- Property Back Line of curb
PT - Point of Tangency
Flow line
Section A-A
NTS
4'-6"
2'-6" 2'-0"
2'-0"
t
Varies
Varies
4.5'
6.0'
.5'
1.5'
4.5' 1.5 '
12.0'
12.0'
4.5'
.5'
4.5' 6.0'
Landscaped
Area
PT Curb
A
A
6" Curb
(TYP)
0" Curb
Full height
curb
Truncated dome
warning detection
⅊
PT of walk
R15.⅊ 0'
⅊ & BOW
5'-6" BOC to walk w/ vertical curb
5'-7" BOC to walk w/ drive over curb
Conc. Sidewalk
Area to be landscaped
Conc. walk
Gutter
or
Apron
Truncate Dome
Warning Panel
1:12 Max slope
1:20
Slope
PT of
curb
return
6"
Conc. Flare
6" Curb
(TYP)
See note 6
Curb
Flare
Varies
Curb
Flare
Ramp
Curb
Curb
Flare
Ramp
Varies
Panels
Panels
6"
Ramp
Width:
4.5'
5.0'
6.0'
7.0'
8.0'
Note:
Truncated dome panels are
available in 2'x2' squares
and 2'x2.5' rectangles.
Combine the widths to fit
the ramp. Panels may be
cut to no less than a 2'x1.5'
size.
Panel Width
Combinations:
2'+2.5'
2.5'+2.5'
2'+2'+2'
2.5'+2'+2.5'
2'+2'+2'+2'
Notes:
1. Truncated dome warning panel:
Install panels along with the
concrete pour for the ramp.
Specifications for the panel and
installation instructions will be
provided upon request.
2. This drawing shows vertical curb.
For Drive Over Curb the warning
detection location shall be placed in
the same position 6" back from the
back of curb.
3. If curb and gutter are poured
monolithic with ramp, place dome
edge at back of curb as shown. If
not poured monolithic, place dome
edge 6" from back of curb.
Case 1-Directional Ramps
Case 2-Non-Directional Ramps
Varies
Panels
Ramp
Panels
Flare
Curb
Case 3-Mid-Block Ramps
6"
Panels Panels
Flare
6"
Flare
Varies
FORT COLLINS ONLY
Aligned with
Pedestrian flow
Gutter
or
Apron
℄Center line of ramp
BOC-Back of Curb
-FOC Flow -Face line of Curb
Varies
2'-0"
2'-0"
A
A
FOC or ℄
2'-0"
BOC
BOC
1:20 1:12 max slope
slope
Panels embedded in the
concrete ramps
Section A-A (Center line of ramp)
NTS
Flow line Curb
and Gutter
BOC
See Note 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
(Typical for all Curb &
& Gutter Types)
SECTION A-A
PAVEMENT DESIGN + 1/2" FOR COLLECTOR
8" MIN. FOR RESIDENTIAL. USE CONCRETE
10' MINIMUM (ARTERIAL)
8' MINIMUM (COLLECTOR)
PLAN VIEW
6' MINIMUM (LOCAL)
COLD JOINT (See Standard Drawing 714)
AT 10' O.C.
TOOL JOINT
FOR PANS OVER 40'
CONTROL JOINT REQUIRED
CONTROL
ROADWAY WIDTH
ALL INTERSECTIONS TO
HAVE ACCESS RAMPS
NOTE:
* *
& ARTERIALS.
SIDES.
TO PAN SECTION, TYPICAL BOTH
TRANSITION FROM C & G SECTION
WALK
8'
DOWELL IF
JOINTS
A TOOL JOINT
A
JOINTS (TYP.)
CONTROL
PARALLEL
STREET
CLASSIFICATION
LOVELAND
DEPTH OF INVERT
W
WIDTH
CROSS PAN
Arterial 10' 1 1/4" 1 1/2"
Collector 8' 1" 1 1/8"
Local 6' 3/4" 7/8"
d (MIN.) d (MAX.)
1 1/2"
2 1/2"
2"
DEPTH OF INVERT
FT. COLLINS
d
d
8' MIN. WIDTH WHERE CROSSING A COLLECTOR ROADWAY.
**
**
LENGTH
(for monolithic pour)
THICKNESS
ASPHALT
DESIGNED
2T*
W
ASPHALT
2T*
W
T
W
P.C.
CROSSPAN
THICKENED
ASPHALT
THICKENED
ASPHALT
THICKNESS
DESIGNED
AND WALK
CURB, GUTTER
T = THICKNESS OF CROSSPAN
W = WIDTH OF CROSSPAN
P.C.
*-If subgrade is flyash
treated, use T instead of 2T.
Max. Sign Panel
1. Attach the sign panels tightly to the post and use oversized washers to keep the sign from breaking loose
from the post when hit by a vehicle.
2. Sign panels should be mounted a minimum of 7 feet above the pavement or ground.
Cross section of post
3" - 6" ABOVE GRADE
2 1/4" Anchor
3. Signs larger than 36 inches in length or width require wind bracing and special post design.
NOTES:
4. Anchor Stub and post are square steel tube (perforated).
Anchor/Stub Post Size
CRITERIA FOR SINGLE POST
36" x 36" 2.25" x 2.25" x 3'-0"2" x 2" x 12'-0"
5. All "No Parking" signs shall be installed at 45° from Flow Line.
* *
2" x 2" x 10' OR 12'
12 GAUGE TELESPAR POST
(22F12A31)
7'-0" MIN. CLEARANCE
2' - 3'
FROM F
Street Curb
See Figure 16-1
SWSAMPLEAVE
2400
R1-1 "STOP" SIGN 30" HIGH DENSITY/DIAMOND
GRADE. SIGN MOUNTED TO POST WITH 1 EACH
DRIVE RIVET WITH NYLON WASHER AGAINST SIGN
FACE (ON TOP OF THE SIGN). THE BOTTOM OF THE
SIGN SHALL BE MOUNTED WITH 1 EACH
5/16"x2-1/2" HEW BOLT WITH METAL AND FROM
NYLON WASHERS (NYLON WASHER AGAINST SIGN
FACE) AND SECURED WITH 1 EACH 5/16" HEX NUT
ON THE BACK SIDE OF POST.
L
2-1/4" x 2-1/4" x 3'
ANCHOR/STUB
2 EACH 8" BLADES
MOUNTED TO POST
WITH 4 EACH DRIVE
RIVETS WITH
NYLON WASHERS
* 12 Gauge
30" 8" 8"
or equivalent. (typical both sides)
With curb walk, cover plate extends
from property line to top of walk face.
6" VERTICAL CURB, GUTTER, AND SIDEWALK
SECTION A-A (2 VIEWS)
COMBINATION CURB, GUTTER, AND SIDEWALK
center, Nelson Standard Anchor
3" #4 Bar Welded at 12" on
L = 1 1/4" x 1 1/4" x 1/4"
5/8" Rolled Steel Tread Plate
SECTION C-C
1.0' (minimum)
approved by the Engineer.
Right of Way line to flow line unless
2. Chase and cover plate run from
1. Length of steel plate varies.
Notes:
Dimension Variable
(diamond pattern)
5/8" Rolled Steel Tread Plate
4'-0" or as Directed
Retaining Screws at
Top of Curb
C B
A
C B
PLAN VIEW
A
Street
10 3/8" SECTION B-B
6"
1 1/4"
Attached
Ft. Collins only
Detached Sidewalk
finish 12" on center
Screw Brass or Electro-galv.
1/2" x 1" Flat Head Mach.
threaded to receive screw.
Angle iron to be drilled and
screw to extend into the
Concrete to be drilled to allow
Lip of Gutter
concrete
(typical both sides).
(typical both sides)
F L
Sidewalk
X (Varies, See Plans
Xmax=2.0')
d (Varies,
See Plans)
DRAINAGE UNDER SIDEWALK
7 3/8" (L) 1 3/8"
17"
6"
3 3/8"
14"
FL
R 16"
R 16"
DRIVE-OVER CURB, GUTTER AND DETACHED SIDEWALK
31"
See Drawing 1601
10 3/4"(L)
R 16"
DRIVE-OVER CURB, GUTTER AND ATTACHED SIDEWALK
18" 18"
3 3/8"
1 3/8"
6"
R 16"
FL
14"
6"
17"
1 1/2"
5' (L)
8 5/8" (F.C.)
7 1/4" F.C.
12" (F.C.)
Slope to curb 1/4"/Ft.
1' min. (F.C.)
48:1 min.
4:1 max.
Excavation
Fill
1' min.
2' min.
1/4"/Ft.
CURB & GUTTER IN A CUT OR FILL
6"
3'-9" (F.C.)
For Thickness
2' min. (L)
CURB AND GUTTER / SIDEWALK
STANDARD SIDEWALK
Driveway
Driveway Sidewalk
SECTION A-A
Detached Sidewalk
Attached Sidewalk
Detached Attached
All Sidewalk Thickness Shall Be 6" minimum.
Sidewalk
NOTE:
1. Sidewalk grade shall remain consistent across driveway
2. For driveway design requirements, CONST. see DWG. Series 706 & 707
3. This detail applies to Residential & Commercial driveways.
6"
2'-0" 6'-0"
T.C.
F.L.
Lip
1/2" Expansion
Joint Material
1/2" Expansion
Joint Material
8" Commercial
6" Residential
A
A
Sidewalk
Min.
R=165'
4895
4900
4905
4910
4895
4900
4905
4910
0+00 1+00 2+00 2+41
4895
4900
4905
4910
4895
4900
4905
4910
0+00 1+00 1+44
EXISTING
GROUND
PROPOSED
GRADE
-2.00%
-2.31% 2.31%
3.50%
102.8' VC
HP ELEV = 4903.94
HP STA = 1+14.83
PVI STA = 0+96.21
PVI ELEV = 4904.51
BVCS: 0+44.83
BVCE: 4902.72
EVCS: 1+47.59
EVCE: 4903.67
A.D. = 5.14
K = 20.00
EXISTING
GROUND
PROPOSED
GRADE
-0.50%
0.50%
1.16%
-2.00%
-2.43% 2.43%
30.0' VC
HP ELEV = 4901.12
HP STA = 0+66.20
PVI STA = 0+51.20
PVI ELEV = 4901.04
BVCS: 0+36.20
BVCE: 4900.87
EVCS: 0+66.20
EVCE: 4901.12
A.D. = 0.66
K = 45.71
6' WIDE
VALLEY PAN
6' WIDE
VALLEY PAN
S S
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
VAULT
C ELEC
G
CTV
T
E
E
W
W
W
W
X
X
X
X
SS
SS
SS
X
X
X X
STREET A
ECLIPSE
LANE
BLOCK 2
BLOCK 9
BLOCK 12
TRACT A
2,319 sq. ft.
0.053 ac.
LOT 1
2126 sq.ft.
LOT 2
1509 sq.ft.
LOT 3
1506 sq.ft.
LOT 6
1721 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1463 sq.ft.
LOT 1
2130 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
1912 sq.ft.
2141 sq.ft.
1466 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1463 sq.ft.
LOT 2
1466 sq.ft.
R=165'
R3
PLAN & PROFILE
QUASAW WAY & ECLIPSE LANE
15
NORTH
( IN FEET )
1 inch = ft.
40 0 40 Feet
40
80 120
CENTERLINE
QUASAR WAY
SCALE : 1" = 40' (H) 1" = 4' (V)
R1
R2
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
Sheet
KECHTER TOWNHOMES 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 25
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
PROPOSED EDGE OF ASPHALT
PROPOSED STORM MANHOLE
/ / / / / / / /
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PEDESTRIAN ACCESS RAMPS
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. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
4. SEE INTERSECTION DETAIL SHEETS FOR INTERSECTION DESIGNS.
5. EXISTING AND PROPOSED MANHOLE RIMS AND VALVE BOX LIDS 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.
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
PROPOSED STORM INLET
CENTERLINE
ECLIPSE LANE
SCALE : 1" = 40' (H) 1" = 4' (V)
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
16,796 sq. ft.
0.386 ac.
LOT 3
1841 sq.ft.
LOT 4
2776 sq.ft.
LOT 6
1721 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1463 sq.ft.
LOT 1
2130 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
1912 sq.ft.
LOT 6
2141 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1463 sq.ft.
LOT 2
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 2
1466 sq.ft.
LOT 5
2067 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
2310 sq.ft.
LOT 4
1466 sq.ft.
LOT 1
2071 sq.ft.
LOT 2
1466 sq.ft.
PC: 4+70.79
PT: 5+27.80
PC: 6+30.30
PT: 6+83.24
PC: 9+75.32
PT: 10+30.25
4895
4900
4905
4910
4895
4900
4905
4910
6+00 7+00 8+00 9+00 10+00 11+00 11+68
-0.83%
-0.50%
-0.83%
2.00%
2.43%
-1.54%
-2.43%
30.0' VC
LP ELEV = 4900.87
LP STA = 7+29.67
PVI STA = 7+14.67
PVI ELEV = 4900.94
BCVS: 6+99.67
BVCE: 4901.07
ECVS: 7+29.67
EVCE: 4900.87
A.D. = 0.33
K = 90.91
30.0' VC
HP ELEV = 4899.81
HP STA = 9+41.24
PVI STA = 9+56.24
PVI ELEV = 4899.73
BVCS: 9+41.24
BVCE: 4899.81
EVCS: 9+71.24
EVCE: 4899.61
A.D. = 0.33
K = 90.91
30.0' VC
HP ELEV = 4898.86
HP STA = 10+61.56
PVI STA = 10+76.56
PVI ELEV = 4898.74
BVCS: 10+61.56
BVCE: 4898.86
EVCS: 10+91.56
EVCE: 4898.50
A.D. = 0.71
K = 42.05
EXISTING
GROUND
PROPOSED
GRADE
6' WIDE
VALLEY PAN
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
R2
PLAN & PROFILE
STREET B & STREET C
14
NORTH
( IN FEET )
1 inch = ft.
40 0 40 Feet
40
80 120
CENTERLINE
STREET B/STREET C
SCALE : 1" = 40' (H) 1" = 4' (V)
R1
R2
Sheet
KECHTER TOWNHOMES 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 25
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
PROPOSED EDGE OF ASPHALT
PROPOSED STORM MANHOLE
/ / / / / / / /
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PEDESTRIAN ACCESS RAMPS
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. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
4. SEE INTERSECTION DETAIL SHEETS FOR INTERSECTION DESIGNS.
5. EXISTING AND PROPOSED MANHOLE RIMS AND VALVE BOX LIDS 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.
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
PROPOSED STORM INLET
MATCH LINE SEE SHEET R2 STA 6+00
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
MATCH STA
LINE 6+00
BLOCK 9
BLOCK 12
BLOCK 7
LOT 1
2400 sq.ft.
TRACT B
16,796 sq. ft.
0.386 ac.
LOT 4
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1508 sq.ft.
LOT 3
1519 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 5
2331 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1519 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1522 sq.ft.
LOT 5
1519 sq.ft.
LOT 6
1919 sq.ft.
LOT 1
1916 sq.ft.
TRACT C
2,818 sq. ft.
0.065 ac.
TRACT D
2,867 sq. ft.
0.066 ac.
LOT 3
1841 sq.ft.
LOT 1
2507 sq.ft.
LOT 2
1836 sq.ft.
LOT 4
2776 sq.ft.
LOT 6
1721 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1463 sq.ft.
LOT 1
2130 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
1912 sq.ft.
LOT 6
2141 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1463 sq.ft.
LOT 2
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 2
1466 sq.ft.
LOT 5
2067 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
2310 sq.ft.
LOT 4
1466 sq.ft.
LOT 1
2071 sq.ft.
LOT 2
1466 sq.ft.
PC: 4+70.79
PT: 5+27.80
4895
4900
4905
4910
4895
4900
4905
4910
0+00 1+00 2+00 3+00 4+00 5+00 6+00
93.1' VC
LP ELEV = 4897.02
LP STA = 0+63.82
PVI STA = 0+80.39
PVI ELEV = 4896.71
BCVS: 0+33.82
BVCE: 4897.17
ECVS: 1+26.96
EVCE: 4897.69
A.D. = 3.10
K = 30.00
58.7' VC
HP ELEV = 4903.35
HP STA = 4+16.78
PVI STA = 4+04.03
PVI ELEV = 4903.52
BVCS: 3+74.68
BVCE: 4902.90
EVCS: 4+33.38
EVCE: 4903.28
A.D. = 2.93
K = 20.00
2.10%
-0.83%
-1.00%
-2.00%
-2.34% 2.34%
EXISTING
GROUND
PROPOSED
GRADE
8' WIDE
VALLEY PAN
6' WIDE VALLEY
PAN AT LOW POINT
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
R1
PLAN & PROFILE
STREET D & STREET A
13
NORTH
( IN FEET )
1 inch = ft.
40 0 40 Feet
40
80 120
CENTERLINE
STREET D/STREET A
SCALE : 1" = 40' (H) 1" = 4' (V)
R1
R2
MATCH LINE SEE SHEET R2 STA 6+00
Sheet
KECHTER TOWNHOMES 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 25
EXISTING RIGHT-OF-WAY
LEGEND:
PROPOSED STORM SEWER
EXISTING STORM SEWER
PROPOSED EDGE OF ASPHALT
PROPOSED STORM MANHOLE
/ / / / / / / /
PROPOSED CURB & GUTTER
PROPOSED CENTERLINE
PEDESTRIAN ACCESS RAMPS
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. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH TOWN STREET REPAIR STANDARDS.
4. SEE INTERSECTION DETAIL SHEETS FOR INTERSECTION DESIGNS.
5. EXISTING AND PROPOSED MANHOLE RIMS AND VALVE BOX LIDS 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.
PROPERTY BOUNDARY
PROPOSED LOT LINE
EASEMENT LINE
SAWCUT LINE
EXISTING LOT LINE
PROPOSED STORM INLET
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
MATCH STA
LINE 6+00
ST
ST ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
ST
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 SS
CTV
CTV
CTV
CTV CTV
CTV
CTV CTV CTV
X
X X X X
E
LEC
4:1
4:1
4:1
PARCEL X
WILLOW BROOK
CITY OF FORT COLLINS
PARCEL NO. 8609128901
RAIN GARDEN A
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
STREET C
STREET D
STREET B
KECHTER ROAD (C.R. 36)
(70' PUBLIC ROW)
BLOCK 2 BLOCK 3
BLOCK 4
BLOCK 5
BLOCK 10
BLOCK 11
BLOCK 6
LOT 3
1511 sq.ft.
LOT 4
2139 sq.ft.
LOT 1
2166 sq.ft.
LOT 2
1627 sq.ft.
LOT 3
1889 sq.ft.
LOT 5
2513 sq.ft.
TRACT B
16,796 sq. ft.
0.386 ac.
LOT 4
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 3
1522 sq.ft.
LOT 1
1916 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1519 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1522 sq.ft.
LOT 5
1519 sq.ft.
LOT 6
1919 sq.ft.
LOT 1
1916 sq.ft.
TRACT C
2,818 sq. ft.
0.065 ac.
LOT 3
1506 sq.ft.
LOT 4
1902 sq.ft.
LOT 1
1902 sq.ft.
LOT 2
1506 sq.ft.
LOT 6
1721 sq.ft.
LOT 5
1466 sq.ft.
LOT 1
1912 sq.ft.
LOT 2
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 2
1466 sq.ft.
LOT 5
2067 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
2310 sq.ft.
LOT 4
1466 sq.ft.
LOT 1
2071 sq.ft.
LOT 2
1466 sq.ft.
LOT 4
2272 sq.ft.
97.33
97.56
98.13
98.54
99.16
99.58
0.46
0.87
1.50
1.91
0.64
0.55
0.34
0.24
0.09
99.95
99.71
99.65
99.60
99.57
99.53
99.78
99.76
99.68
99.66
99.58
99.91
0.03
0.17
0.27
0.35
0.40
0.47
0.50
0.63
2.24
1.50
1.62
1.18
0.97
0.66
99.63
1.58
1.58
1.58
1.58
1.50
1.50
0.75
98.50
98.50
98.50
98.50
98.50
98.50
98.50
98.50
1.75
0.23
99.20
96.00
96.27
97.68
97.18
96.65
98.10
98.48
98.75
0.00
0.01
0.25
0.59
0.83
1.25
1.10
99.71
99.61
99.50
99.35
99.14
98.97
98.72
98.03
97.67
97.17
96.47
95.97
95.33
95.57
(96.34)
(96.03)
(96.55)
(96.91)
(97.45)
(98.39)
(98.74)
(99.15)
(99.49)
(0.05)
(0.72)
(0.97)
(1.05)
(1.17)
(1.90)
(1.95)
(2.18)
(2.26)
(2.33)
(1.87)
(2.06)
(2.20)
(2.09)
(1.90)
(1.63)
(1.44)
(1.30)
0.25
0.56
0.99
1.58
1.58
2.23
2.33
2.33
2.33
2.33
2.33
1.32
1.10
0.95
0.70
0.43
0.33
0.02
99.88
99.70
99.44
99.29
1.38
1.48
2.08
2.08
2.08
97.00
97.00
99.53
98.44
92.00
94.00
92.00
99.19
97.00
94.00
92.00
94.00
94.00
0.52
0.54
1.78
1.87
0.18
FFE=2.75
FFE=2.75
FFE=2.75
FFE=2.75
FFE=0.50
FFE=0.50
FFE=0.50
FFE=0.50
FFE=98.50
FFE=98.50
FFE=3.25
FFE=1.75
FFE=1.25
FFE=1.25
FFE=1.25
FFE=1.25
FFE=1.25
FFE=1.25
FFE=1.25
FFE=1.25
FFE=0.75
FFE=2.00
FFE=2.00
FFE=2.00
FFE=2.00
FFE=2.00
FFE=2.00
FFE=0.00
FFE=0.25
FFE=2.75
FFE=2.75
FFE=2.75
FFE=2.50
FFE=2.50
99.00
98.57
98.40
96.42
96.57
97.26
97.08
97.16
97.31
97.42
97.39
92.00
98.39
97.99
97.88
97.25
97.51
97.14
96.49
POND 1
REQUIRED VOL=38,839 CF
PROVIDED VOL=41,633 CF
PROPOSED
SIDEWALK CHASE
STEPPED WALL
FG@T.O.W.=97.00
4-FT WIDE BENCH=94.00
FG@B.O.W.=92.00
PROPOSED
SIDEWALK
CHASE
RAIN GARDEN B
PROPOSED POND 1 OUTFALL
PROPOSED SWALE
PROPOSED SWALE
PR SWALE
PROPOSED SWALE
PROPOSED
STORM DRAIN
PROPOSED
STORM DRAIN
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
G2
GRADING PLAN
12
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
MATCH LINE - SEE SHEET G1
G1
G2
Sheet
KECHTER TOWNHOMES 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 25
PROPOSED CONTOUR
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED SPOT ELEVATION
PROPOSED SLOPES
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING
NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING
ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR FOR ALL
UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL PROJECT DATA IS ON VERTICAL DATUM NAVD88. SEE COVER SHEET FOR
BENCHMARK REFERENCES.
4. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
NOTES:
PROPOSED STORM INLET
EXISTING SPOT ELEVATION
EXISTING LOT LINE
PROPOSED CONCRETE
CROSS PAN (TYP.)
EXISTING RIGHT OF WAY
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
LOT TYPE
LEGEND:
PROPOSED GRADE BREAK
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
W
W
W
SS SS
SS
SS
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
PARCEL X
WILLOW BROOK
PARCEL W
WILLOW BROOK
PARCEL R
WILLOW BROOK
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
STREET A
ECLIPSE LANE
QUASAR WAY
STREET D
STREET B
BLOCK 8
BLOCK 1
BLOCK 2
BLOCK 9
BLOCK 12
BLOCK 7
LOT 5
2125 sq.ft.
LOT 1
2400 sq.ft.
LOT 2
1446 sq.ft.
LOT 3
1518 sq.ft.
LOT 4
1716 sq.ft. LOT 6
3200 sq.ft.
TRACT A
2,319 sq. ft.
0.053 ac.
LOT 1
2126 sq.ft.
LOT 4
1916 sq.ft.
LOT 3
1522 sq.ft.
LOT 4
1508 sq.ft.
LOT 3
1519 sq.ft.
LOT 1
1916 sq.ft.
LOT 2
1522 sq.ft.
LOT 5
2331 sq.ft.
TRACT D
2,867 sq. ft.
0.066 ac.
LOT 3
1841 sq.ft.
LOT 1
2507 sq.ft.
LOT 2
1836 sq.ft.
LOT 4
2776 sq.ft.
LOT 2
1509 sq.ft.
LOT 3
1506 sq.ft.
LOT 4
1902 sq.ft.
LOT 6
1721 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1463 sq.ft.
LOT 1
2130 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
1912 sq.ft.
LOT 6
2141 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1463 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 5
2310 sq.ft.
1.50
1.91
2.79
3.21
3.54
3.51
3.35
3.20
3.04
3.00
2.64
3.02
2.65
2.70
2.63
2.60
2.02
1.74
1.60
1.52
1.45
1.37
0.89
0.79
0.64
0.55
0.40
0.47
0.50
0.63
0.73
0.88
0.98
1.13
1.27
3.33
3.49
3.50
3.27
2.66
2.24
1.50
1.62
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.50
1.50
0.75
1.75
0.59
0.83
1.25
1.10
1.21
1.37
1.59
1.75
2.10
0.69
0.35
0.20
99.99
99.83
99.71
99.61
99.50
99.35
(0.72)
(0.97)
(1.05)
(1.17)
(1.35)
(1.82)
(2.06)
(2.23)
(2.11)
1.76
0.95
(2.07)
(2.09)
2.50
2.50
2.50
2.50
2.50
1.79
2.20
(2.99)
(2.51)
(2.28)
2.15
2.33
2.33
2.33
2.33
2.33
2.33
2.33
2.33
0.82
1.69
2.05
2.19
2.17
2.22
2.19
2.12
(2.39)
(2.32)
(2.53)
(2.17)
(1.91)
(1.78)
(1.95)
(2.06)
(2.41)
(1.83)
(1.85)
(1.86)
(1.90)
(1.95)
(2.18)
2.33
1.32
1.38
1.48
1.62
1.73
1.80
2.08
2.08
2.08
2.08
2.08
2.08
0.52
0.54
1.78
1.87
FFE=3.75
FFE=3.75 FFE=3.75
FFE=3.25
FFE=2.75
FFE=2.75 FFE=2.75
FFE=2.75 FFE=2.75
FFE=2.75
FFE=3.40
FFE=4.40
FFE=4.40
FFE=4.40
FFE=4.40
FFE=2.75
FFE=2.75
FFE=4.25
FFE=4.25
FFE=4.25
FFE=4.25
FFE=3.25
FFE=3.25
FFE=1.75 FFE=0.75
FFE=2.00
FFE=2.00
FFE=2.00
FFE=2.00
FFE=2.00
FFE=2.00
FFE=2.50
FFE=2.50
FFE=2.50
FFE=2.50
1.97
(3.42)
1.20
(2.26)
1.74
1.62
1.90
1.98
2.42
2.28
1.40
0.52
0.61
0.40
0.89
0.95
PROPOSED
SIDEWALK CHASE
PROPOSED SWALE
PROPOSED SWALE
PROPOSED SWALE
PROPOSED SWALE
PROPOSED SWALE
PROPOSED
STORM DRAIN
PROPOSED
MILD SWALE
PROPOSED CULVERT
COORDINATE DESIGN &
CONSTRUCTION WITH THE
IRRIGATION DITCH COMPANY
PROPOSED CULVERT
COORDINATE DESIGN &
CONSTRUCTION WITH THE
IRRIGATION DITCH COMPANY
PROPOSED SIDEWALK CHASE
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
G1
GRADING PLAN
11
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
MATCH LINE - SEE SHEET G2
G1
G2
Sheet
KECHTER TOWNHOMES 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 25
PROPOSED CONTOUR
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED SPOT ELEVATION
PROPOSED SLOPES
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING
NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING
ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR FOR ALL
UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL PROJECT DATA IS ON VERTICAL DATUM NAVD88. SEE COVER SHEET FOR
BENCHMARK REFERENCES.
4. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
NOTES:
PROPOSED STORM INLET
EXISTING SPOT ELEVATION
EXISTING LOT LINE
PROPOSED CONCRETE
CROSS PAN (TYP.)
EXISTING RIGHT OF WAY
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
LOT TYPE
LEGEND:
PROPOSED GRADE BREAK
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
CTV
CTV
CTV
CTV
CTV
CTV CTV
CTV
T
T
E
E
E
E
X X
X X
X
X X
X
X
X
E E
X
E
G G
G
G
G
G
G
W
W
ST
ST
ST
ST
ST
ST
ST
ST ST ST
ST
SS
SS SS SS SS
SS SS SS SS
SS SS SS
SS
SS
SS
SS
SS
SS
SS
CTV CTV
CTV
CTV
X
X
X
X X X
X
X
X X
X
X
X
X
ELEC
PARCEL X
WILLOW BROOK
PARCEL W
WILLOW BROOK
PARCEL R
WILLOW BROOK
WATER QUALITY
POND 1
RAIN
GARDEN A
POUDRE R-1
SCHOOL
DISTRICT
PARCEL NO.
8604000904
ECLIPSE LANE
(53' PUBLIC ROW)
KECHTER ROAD (C.R. 36)
(70' PUBLIC ROW)
STREET B
(53' PUBLIC ROW)
STREET C
(53' PUBLIC ROW)
STREET D
(53' PUBLIC ROW)
QUASAR WAY
(53' PUBLIC ROW)
STREET A
(53' PUBLIC ROW)
STORM DRAIN
RAIN GARDEN B
STORM DRAIN
PROPOSED POND 1 OUTFALL
PROPOSED
STORM
DRAIN
OG1
OVERALL GRADING PLAN
10
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
NORTH
( IN FEET )
1 inch = ft.
40 0 40 Feet
40
80 120
G1
G2
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
Sheet
KECHTER TOWNHOMES 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 25
PROPOSED CONTOUR
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED SPOT ELEVATION
PROPOSED SLOPES
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING
NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING
ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR FOR ALL
UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL PROJECT DATA IS ON VERTICAL DATUM NAVD88. SEE COVER SHEET FOR
BENCHMARK REFERENCES.
4. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
NOTES:
PROPOSED STORM INLET
EXISTING SPOT ELEVATION
EXISTING LOT LINE
PROPOSED CONCRETE
CROSS PAN (TYP.)
EXISTING RIGHT OF WAY
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
LOT TYPE
LEGEND:
PROPOSED GRADE BREAK
LOT 2
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 2
1466 sq.ft.
LOT 5
2067 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
2310 sq.ft.
LOT 4
1466 sq.ft.
LOT 1
2071 sq.ft.
LOT 2
1466 sq.ft.
LOT 4
2272 sq.ft.
T
T
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
G
G
S
VAULT
ELEC
W
F
E
S
D
S
S
D
E
VAULT
ELEC
T
CTV CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV CTV
CTV
CTV CTV
CTV CTV
CTV
CTV
T
T
T
T
T
E E
E
E E
E
E
E
X
X
X
X X
X
X X X
X
X
X
X
X X
E E E
E
E
ST ST
ST ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
ST
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 SS
CTV
CTV
CTV
CTV CTV
CTV
CTV CTV
CTV
X
X X X X
E
LEC
15' UTILITY EASEMENT
REC. NO. 20190009470
FL=4899.09
FL=4891.67
INLET
GRATE=4902.05
INV IN=4898.56 (N)
INV OUT=4893.62 (E)
10.5 LF 18" RCP @ 5.05%
STORM MH
RIM=4898.51
INV IN=4891.06 (NE)
INV OUT=4891.00 (W)
69.0 LF 18" RCP @ 0.88%
STORM MH
RIM=4897.11
INV IN=4889.02 (E)
INV OUT=4888.97 (S)
18" PVC
SAN MH
RIM=4896.98
INV IN=4877.84 (W)
INV OUT=4877.78 (SE)
24" PVC
SAN MH
RIM=4897.39
INV IN=4877.69 (NW)
INV IN=4877.79 (E)
INV OUT=4877.59 (S)
69.0 LF 24" PVC @ 0.13%
SAN MH
RIM=4898.92
INV IN=4878.72 (E)
INV OUT=4878.57 (W)
402.9 LF 24" PVC @ 0.19%
18" RCP
376.6 LF 18" RCP @ 0.53%
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
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
S
S
S
S
S
S
W
S
W
W
W
W
W
W
W
W
W
W
CITY OF FORT COLLINS
PARCEL NO. 8609128901
15" RCP
8" PVC
15" RCP
15" RCP
15" RCP
PR INLET
RIM=4898.75
INV OUT=4895.92
INV OUT=4892.00
INV OUT=4892.00
PR SANITARY SEWER
CONNECTION (TYP.)
PR WATER SERVICE
CONNECTION (TYP.)
PR FIRE HYDRANT
PR TEE W/ 3-WAY
VALVING (TYP.)
PR 45° BEND
(TYP.)
SSMH A1
PR GRATE INLET
RIM=4897.00
INV. OUT=4892.00
SSMH A
(CONNECT TO
EX SAN MAIN)
PROPOSED STORM MH
(CONNECT TO EX STORM MAIN)
INV @ MAIN=4889.96
PR INLET
RIM=4898.67
INV IN=4895.35
INV OUT=4895.15
SIDEWALK CHASE
SIDEWALK CHASE
SSMH A2
PR GRATE INLET
RIM=4895.50
INV OUT=4892.67
PR 45° BEND (TYP.)
PR TRANSFORMER
PROPOSED
TRANSFORMER
APPROXIMATE GAS LOCATION
APPROXIMATE
GAS LOCATION
APPROXIMATE
GAS LOCATION
PROPOSED 8" WATER
PROPOSED 8" SANITARY
4.5' SIDEWALK
4.5' SIDEWALK
4.5' SIDEWALK
30' FL-FL
53' R.O.W.
30' FL-FL
53' R.O.W.
4.5' SIDEWALK
9' UTILITY EASEMENT 9' UTILITY
EASEMENT
STREET B
(53' PUBLIC ROW)
STREET C
(53' PUBLIC ROW)
STREET D
(53' PUBLIC ROW)
14' DRAINAGE
EASEMENT
7' ACCESS EASEMENT
4.5' SIDEWALK
4.5' SIDEWALK
4.5' SIDEWALK
4.5' SIDEWALK
9' UTILITY EASEMENT
POND 1
9' UTILITY EASEMENT
9' UTILITY EASEMENT
RAIN
GARDEN
A
RAIN GARDEN B
KECHTER ROAD (C.R. 36)
(70' PUBLIC ROW)
6" PVC
PR INLET
RIM=4898.75
INV OUT=4895.92
9' UTILITY EASEMENT
Sheet
KECHTER TOWNHOMES 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 25
U2
UTILITY PLAN
9
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
U1
U2
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. ALL WATER CONSTRUCTION SHALL BE PER FORT COLLINS - LOVELAND WATER
DISTRICT, LATEST EDITION, EXCEPT THAT NO MECHANICAL JOINT RESTRAINTS ARE
REQUIRED BETWEEN FITTINGS UNLESS SPECIFICALLY SHOWN ON THE PLAN OR AS
REQUIRED FOR ABNORMAL DEFLECTIONS.
3. ALL SEWER CONSTRUCTION SHALL BE PER SOUTH FORT COLLINS SANITATION
DISTRICT SANITARY SEWER DESIGN TECHNICAL CRITERIA MANUAL, LATEST EDITION.
4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5. ALL WATERLINES SHALL HAVE A 5-FT MINIMUM AND 6-FT MAXIMUM WATER LINE
COVER FROM FINISHED GRADE TO TOP OF PIPE.
6. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS
SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND
ARE SUBJECT TO CHANGE IN THE FIELD.
7. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL
SANITARY SEWER MAINS, WATER MAINS & SERVICES.
8. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
9. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH CITY OF FORT COLLINS STREET REPAIR STANDARDS.
10. ALL MANHOLE RIM ELEVATIONS (EXISTING & PROPOSED) ARE TO BE ADJUSTED TO 1
4"
BELOW FINISHED GRADE. IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO
PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
11. ALL WATER SERVICES SHALL BE 3
4" UNLESS OTHERWISE NOTED.
EXISTING LOT LINE
EASEMENT LINE
PROPOSED SEWER SERVICE S
PROPOSED WATER SERVICE W
EXISTING WATER MAIN
PROPOSED WATER MAIN
PROPOSED STORM SEWER
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING SANITARY SEWER
PROPOSED STORM INLET
PROPOSED CURB & GUTTER
PROPOSED SANITARY SEWER
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPERTY BOUNDARY
EXISTING TELEPHONE PEDESTAL
PROPOSED STREET LIGHT
W
SS
PROPOSED LOT LINE
PROPOSED ROW
EXISTING ROW
EXISTING CABLE CTV
PROPOSED WATER METER PIT
MATCH LINE - SEE SHEET U1
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
1463 sq.ft.
LOT 1
2130 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
1912 sq.ft.
LOT 6
2141 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1463 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 5
2310 sq.ft.
T
T
T
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
G
G
G
G G
V
AULT
ELEC
VAULT
ELEC
GAS
S
VAULT
ELEC
F
E
S
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR CONTROL
IRR
LID
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
X
X
W
W W
X X X X X
X
X
X
X
X X
X
X
E E
G
G
G
G
G G
G G
G
G
G
G
G
G
G
W
W
W
W
W
W
SS SS
SS
SS
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
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
W
W
W
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
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
18" RCP
18" RCP
8" PVC
RELOCATED
FIRE HYDRANT
PROPOSED TEE
W/ 3-WAY
VALVING (TYP.)
PROPOSED
45° BEND
(TYP.)
SSMH A1-1
CONNECT TO EX
WATER MAIN
TEE W/ 3-WAY
VALVING (TYP.)
SSMH A1-2
PROPOSED TEE
W/ 3-WAY
VALVING (TYP.)
PROPOSED 45°
BEND (TYP.)
SSMH A4
CONNECT TO EX
WATER MAIN
PR TEE W/ 3-WAY
VALVING (TYP.)
RELOCATED
FIRE HYDRANT
SSMH A3
SSMH A3-1
PROPOSED
TRANSFORMER
PROPOSED
TRANSFORMER
PROPOSED
TRANSFORMER
APPROXIMATE GAS LOCATION
APPROXIMATE
GAS LOCATION
APPROXIMATE LOCATION OF
CONNECTION TO EX GAS
4.5' SIDEWALK
4.5' SIDEWALK
4.5' SIDEWALK
PROPOSED 8" SANITARY
PROPOSED 8" WATER
PROPOSED 8" SANITARY
PROPOSED 8" WATER
PROPOSED 8" WATER
PROPOSED 8" WATER
PROPOSED 8" WATER
PROPOSED 8" SANITARY
PROPOSED 8" SANITARY
4.5' SIDEWALK
4.5' SIDEWALK
9' UTILITY
EASEMENT
9' UTILITY
EASEMENT
6' UTILITY &
DRAINAGE
EASEMENT
4.5' SIDEWALK
4.5' SIDEWALK
4.5' SIDEWALK
4.5' SIDEWALK
30' FL-FL
53' R.O.W.
30' FL-FL
53' R.O.W.
4.5' SIDEWALK
9' UTILITY EASEMENT 9' UTILITY
EASEMENT
14' DRAINAGE
EASEMENT
6' DRAINAGE
EASEMENT
PROPOSED
STORM DRAIN
ECLIPSE LANE
(53' PUBLIC ROW)
QUASAR WAY
(53' PUBLIC ROW)
SAN MH
RIM=4903.86
INV IN=4891.42 (N)
INV OUT=4891.22 (E)
16" ADS
FL=4901.13
7' ACCESS EASEMENT
4.5' SIDEWALK
STREET D
(53' PUBLIC ROW)
STREET A
(53' PUBLIC ROW)
STREET B
(53' PUBLIC ROW)
9' UTILITY EASEMENT
PROPOSED WATER
METER PIT (TYP.)
Sheet
KECHTER TOWNHOMES 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 25
U1
UTILITY PLAN
8
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
U1
U2
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. ALL WATER CONSTRUCTION SHALL BE PER FORT COLLINS - LOVELAND WATER
DISTRICT, LATEST EDITION, EXCEPT THAT NO MECHANICAL JOINT RESTRAINTS ARE
REQUIRED BETWEEN FITTINGS UNLESS SPECIFICALLY SHOWN ON THE PLAN OR AS
REQUIRED FOR ABNORMAL DEFLECTIONS.
3. ALL SEWER CONSTRUCTION SHALL BE PER SOUTH FORT COLLINS SANITATION
DISTRICT SANITARY SEWER DESIGN TECHNICAL CRITERIA MANUAL, LATEST EDITION.
4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5. ALL WATERLINES SHALL HAVE A 5-FT MINIMUM AND 6-FT MAXIMUM WATER LINE
COVER FROM FINISHED GRADE TO TOP OF PIPE.
6. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS
SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND
ARE SUBJECT TO CHANGE IN THE FIELD.
7. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL
SANITARY SEWER MAINS, WATER MAINS & SERVICES.
8. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
9. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH CITY OF FORT COLLINS STREET REPAIR STANDARDS.
10. ALL MANHOLE RIM ELEVATIONS (EXISTING & PROPOSED) ARE TO BE ADJUSTED TO 1
4"
BELOW FINISHED GRADE. IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO
PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
11. ALL WATER SERVICES SHALL BE 3
4" UNLESS OTHERWISE NOTED.
EXISTING LOT LINE
EASEMENT LINE
PROPOSED SEWER SERVICE S
PROPOSED WATER SERVICE W
EXISTING WATER MAIN
PROPOSED WATER MAIN
PROPOSED STORM SEWER
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING SANITARY SEWER
PROPOSED STORM INLET
PROPOSED CURB & GUTTER
PROPOSED SANITARY SEWER
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPERTY BOUNDARY
EXISTING TELEPHONE PEDESTAL
PROPOSED STREET LIGHT
W
SS
PROPOSED LOT LINE
PROPOSED ROW
EXISTING ROW
EXISTING CABLE CTV
PROPOSED WATER METER PIT
MATCH LINE - SEE SHEET U2
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
IRR
LID
S
VAULT
ELEC
F
E
S
D
S
S
S S
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
D
E
VAULT
ELEC
T
VAULT
C ELEC
X
G
CTV
T
E
E
W
W
W
W
CTV
CTV
CTV CTV
CTV
CTV
CTV CTV
CTV
T
T
E
E
E
E
X X
X X
X
X X
X
X
X
E
E
X
E
G G
G
G
G
G G
W
W
ST
ST
ST
ST
ST ST ST ST
ST
ST
ST
SS
SS SS SS SS
SS SS SS SS
SS SS SS
SS
SS
SS
SS
SS
SS
SS
CTV
CTV
CTV
CTV
X
X
X
X X X
X
X
X
X
X
X
X
X
E
LEC
15' UTILITY EASEMENT
REC. NO. 20190009470
PARCEL X
WILLOW BROOK
PARCEL W
WILLOW BROOK
PARCEL R
WILLOW BROOK
POUDRE R-1
SCHOOL DISTRICT
PARCEL NO.
8604000904
FULL MOON DRIVE
PROPOSED FIRE HYDRANT
CONNECT TO
EX SAN MAIN
CONNECT TO
EX STORM MAIN
PROPOSED
TRANSFORMER
PROPOSED
TRANSFORMER
PROPOSED
TRANSFORMER
PROPOSED
TRANSFORMER
APPROXIMATE
GAS LOCATION
APPROXIMATE
GAS LOCATION
APPROXIMATE
GAS LOCATION
APPROXIMATE LOCATION OF
CONNECTION TO EX GAS
CONNECT TO EX WATER MAIN /
RELOCATE EX FIRE HYDRANT
PROPOSED 8" SANITARY
PROPOSED 8" WATER
PROPOSED 8" SANITARY
PROPOSED 8" WATER
PROPOSED 8" WATER
PROPOSED 8" WATER
PROPOSED 8" WATER
PROPOSED 8" SANITARY PROPOSED 8" SANITARY
PROPOSED 8" WATER
PROPOSED 8" SANITARY
CITY OF FORT COLLINS
PARCEL NO. 8609128901
STREET A
(53' PUBLIC ROW)
STORM INLET
STORM INLET
INLET
18" RCP
STORM MH
18" RCP
STORM MH
SAN MH
SAN MH
8" PVC
18" PVC
SAN MH
24" PVC
SAN MH
24" PVC
SAN MH
24" PVC
18" RCP
18" RCP
SAN MH
16" ADS
ECLIPSE LANE
(53' PUBLIC ROW)
QUASAR WAY
(53' PUBLIC ROW)
STREET B
(53' PUBLIC ROW)
STREET C
(53' PUBLIC ROW)
STREET D
(53' PUBLIC ROW)
KECHTER ROAD (C.R. 36)
(70' PUBLIC ROW)
POND OUTFALL
STORM DRAIN
STORM DRAIN
PROPOSED FIRE HYDRANT
PROPOSED STORM SEWER
Sheet
KECHTER TOWNHOMES 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 25
OU1
OVERALL UTILITY PLAN
7
NORTH
( IN FEET )
1 inch = ft.
40 0 40 Feet
40
80 120
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
U1
U2
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. ALL WATER CONSTRUCTION SHALL BE PER FORT COLLINS - LOVELAND WATER
DISTRICT, LATEST EDITION, EXCEPT THAT NO MECHANICAL JOINT RESTRAINTS ARE
REQUIRED BETWEEN FITTINGS UNLESS SPECIFICALLY SHOWN ON THE PLAN OR AS
REQUIRED FOR ABNORMAL DEFLECTIONS.
3. ALL SEWER CONSTRUCTION SHALL BE PER SOUTH FORT COLLINS SANITATION
DISTRICT SANITARY SEWER DESIGN TECHNICAL CRITERIA MANUAL, LATEST EDITION.
4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5. ALL WATERLINES SHALL HAVE A 5-FT MINIMUM AND 6-FT MAXIMUM WATER LINE
COVER FROM FINISHED GRADE TO TOP OF PIPE.
6. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS
SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND
ARE SUBJECT TO CHANGE IN THE FIELD.
7. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL
SANITARY SEWER MAINS, WATER MAINS & SERVICES.
8. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
9. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH CITY OF FORT COLLINS STREET REPAIR STANDARDS.
10. ALL MANHOLE RIM ELEVATIONS (EXISTING & PROPOSED) ARE TO BE ADJUSTED TO 1
4"
BELOW FINISHED GRADE. IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO
PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
11. ALL WATER SERVICES SHALL BE 3
4" UNLESS OTHERWISE NOTED.
EXISTING LOT LINE
EASEMENT LINE
PROPOSED SEWER SERVICE S
PROPOSED WATER SERVICE W
EXISTING WATER MAIN
PROPOSED WATER MAIN
PROPOSED STORM SEWER
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING SANITARY SEWER
PROPOSED STORM INLET
PROPOSED CURB & GUTTER
PROPOSED SANITARY SEWER
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPERTY BOUNDARY
EXISTING TELEPHONE PEDESTAL
PROPOSED STREET LIGHT
W
SS
PROPOSED LOT LINE
PROPOSED ROW
EXISTING ROW
EXISTING CABLE CTV
PROPOSED WATER METER PIT
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
1912 sq.ft.
LOT 2
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 2
1466 sq.ft.
LOT 5
2067 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1466 sq.ft.
LOT 5
2310 sq.ft.
LOT 4
1466 sq.ft.
LOT 1
2071 sq.ft.
LOT 2
1466 sq.ft.
LOT 4
2272 sq.ft.
X
X
X
X X
X X X
X
X X
X
X
X X
X
X X
X
X
DRIVE-OVER
CURB / GUTTER
DRIVE-OVER CURB / GUTTER
4.5' SIDEWALK
ADA CURB RAMP
6' VALLEY PAN
ADA CURB RAMP
DRIVE-OVER CURB / GUTTER
ADA CURB RAMP
4.5' SIDEWALK
4.5' SIDEWALK
DRIVE-OVER CURB / GUTTER
CONCRETE DRIVEWAY APRON
6' VALLEY PAN
4.5' SIDEWALK
ADA CURB
RAMP
ADA CURB
RAMP
4' SIDEWALK
END CONCRETE SIDEWALK
ADJACENT GRADE TO BE
FLUSH WITH WALK
END CONCRETE SIDEWALK
ADJACENT GRADE TO BE
FLUSH WITH WALK
~ASPHALT PAVEMENT~
~ASPHALT PAVEMENT~ ~ASPHALT PAVEMENT~
~ASPHALT PAVEMENT~
PARCEL X
WILLOW BROOK
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
CITY OF FORT COLLINS
PARCEL NO. 8609128901
STREET C
STREET D
STREET B
KECHTER ROAD (C.R. 36)
(70' PUBLIC ROW)
PROPOSED
53' R.O.W.
30' FL-FL
30' FL-FL
30' FL-FL
PROPOSED
53' R.O.W.
PROPOSED 61' R.O.W.
38' FL-FL
PV2
PAVING PLAN
6
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
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
Sheet
KECHTER TOWNHOMES 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 25
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
PV1
PV2
EASEMENTS
NOTES:
1. SEE DETAIL SHEETS FOR ADDITIONAL INFORMATION REGARDING CURBS AND
PAVEMENT SECTIONS.
2. PAVEMENT MARKINGS SHALL BE PER CITY OF FORT COLLINS STANDARDS AND
PROJECT SPECIFICATION MANUAL.
3. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH CITY OF FORT COLLINS STREET REPAIR STANDARDS.
4. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED
OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR
RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE
PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE
ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
5. ALL PUBLIC CONCRETE PAVING SHALL BE 6" THICK.
6. REFER TO SITE AND LANDSCAPE PLANS (BY OTHERS) FOR ADDITIONAL INFORMATION
RELATED TO DECORATIVE PAVING, HARDSCAPES, AND OTHER SITE AMENITIES.
PROPOSED VERTICAL CURB & GUTTER
PROPERTY BOUNDARY
EXISTING LOT LINE
PROPOSED EDGE OF PAVEMENT / / / / / / / /
ASPHALT PAVING
PROPOSED OUTFALL VERTICAL CURB & GUTTER
LEGEND:
CONCRETE PAVING
MATCH LINE - SEE SHEET PV1
1463 sq.ft.
LOT 1
2130 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
1912 sq.ft.
LOT 6
2141 sq.ft.
LOT 5
1466 sq.ft.
LOT 4
1466 sq.ft.
LOT 3
1463 sq.ft.
LOT 2
1466 sq.ft.
LOT 1
2310 sq.ft.
LOT 5
2310 sq.ft.
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
4.5' SIDEWALK
4.5' SIDEWALK
DRIVE-OVER CURB / GUTTER
ADA CURB RAMP
ADA CURB RAMP
ADA CURB RAMP
ADA CURB
RAMP
4.5' SIDEWALK
6' VALLEY PAN
6' VALLEY PAN
DRIVE-OVER CURB / GUTTER
DRIVE-OVER CURB / GUTTER
4.5' SIDEWALK
DRIVE-OVER
CURB / GUTTER
ADA CURB RAMP
ADA CURB
RAMP
ADA CURB RAMP
DRIVE-OVER CURB / GUTTER
4.5' SIDEWALK
4.5' SIDEWALK
4' SIDEWALK
PROPOSED
53' R.O.W.
PROPOSED
53' R.O.W.
PROPOSED
53' R.O.W.
PROPOSED
53' R.O.W.
PROPOSED 61' R.O.W.
PROPOSED 61' R.O.W.
DRIVE-OVER
CURB / GUTTER
~ASPHALT PAVEMENT~
~ASPHALT PAVEMENT~
~ASPHALT PAVEMENT~
9' PARKING SPACE (TYP.)
4" WHITE PARKING STRIPE (TYP.)
17'
(TYP.)
END CONCRETE SIDEWALK
ADJACENT GRADE TO BE
FLUSH WITH WALK
END CONCRETE SIDEWALK
ADJACENT GRADE TO BE
FLUSH WITH WALK
~ASPHALT PAVEMENT~
~ASPHALT PAVEMENT~
PARCEL X
WILLOW BROOK
PARCEL W
WILLOW BROOK
PARCEL R
WILLOW BROOK
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
STREET A
ECLIPSE LANE
QUASAR WAY
STREET D
STREET B
30' FL-FL
30' FL-FL
30' FL-FL
~ASPHALT PAVEMENT~
30' FL-FL
FULL MOON DRIVE
PV1
PAVING PLAN
5
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
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
Sheet
KECHTER TOWNHOMES 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 25
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
PV1
PV2
EASEMENTS
NOTES:
1. SEE DETAIL SHEETS FOR ADDITIONAL INFORMATION REGARDING CURBS AND
PAVEMENT SECTIONS.
2. PAVEMENT MARKINGS SHALL BE PER CITY OF FORT COLLINS STANDARDS AND
PROJECT SPECIFICATION MANUAL.
3. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH CITY OF FORT COLLINS STREET REPAIR STANDARDS.
4. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED
OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR
RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE
PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE
ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
5. ALL PUBLIC CONCRETE PAVING SHALL BE 6" THICK.
6. REFER TO SITE AND LANDSCAPE PLANS (BY OTHERS) FOR ADDITIONAL INFORMATION
RELATED TO DECORATIVE PAVING, HARDSCAPES, AND OTHER SITE AMENITIES.
PROPOSED VERTICAL CURB & GUTTER
PROPERTY BOUNDARY
EXISTING LOT LINE
PROPOSED EDGE OF PAVEMENT / / / / / / / /
ASPHALT PAVING
PROPOSED OUTFALL VERTICAL CURB & GUTTER
LEGEND:
CONCRETE PAVING
MATCH LINE - SEE SHEET PV2
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
E E E
E
E
X
X X
X X
X
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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
ST ST
ST ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
ST
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 SS
CTV
CTV
CTV
CTV CTV
CTV
CTV CTV CTV
X
X X X X
E
LEC
PARCEL X
WILLOW BROOK
CITY OF FORT COLLINS
PARCEL NO. 8609128901
18" PVC
24" PVC
402.9 LF 24" PVC @ 0.19%
18" RCP
376.6 LF 18" RCP @ 0.53%
CONCRETE PAD
TO BE REMOVED
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
SAN MH
RIM=4896.98
INV IN=4877.84 (W)
INV OUT=4877.78 (SE)
SAN MH
RIM=4897.39
INV IN=4877.69 (NW)
INV IN=4877.79 (E)
INV OUT=4877.59 (S)
69.0 LF 24" PVC @ 0.13%
SAN MH
RIM=4898.92
INV IN=4878.72 (E)
INV OUT=4878.57 (W)
FL=4899.09
FL=4891.67
INLET
GRATE=4902.05
INV IN=4898.56 (N)
INV OUT=4893.62 (E)
10.5 LF 18" RCP @ 5.05%
STORM MH
RIM=4898.51
INV IN=4891.06 (NE)
INV OUT=4891.00 (W)
69.0 LF 18" RCP @ 0.88%
STORM MH
RIM=4897.11
INV IN=4889.02 (E)
INV OUT=4888.97 (S)
GATE
TO BE REMOVED
GATE
TO BE REMOVED
GATE
TO BE REMOVED
GATE
TO BE REMOVED
GATE
TO BE REMOVED
1 STORY WOOD SHED
TO BE REMOVED
1 STORY WOOD SHED
TO BE REMOVED
CONCRETE PAD
TO BE REMOVED
FENCE
TO BE REMOVED
FENCE
TO BE REMOVED
FENCE
TO BE REMOVED
FENCE
TO BE REMOVED
WOOD GAZEBO
TO BE REMOVED
AIR RELEASE VALVE
TO BE REMOVED
AIR RELEASE VALVE
PROTECTED BY WOOD POSTS
TO BE REMOVED
OVERHEAD LIGHT
TO BE REMOVED
OVERHEAD LIGHT
TO BE REMOVED
GRAVEL DRIVE
TO BE REMOVED
TELEPHONE
TO BE REMOVED
TELEPHONE
TO BE REMOVED
ELECTRIC
TO BE
REMOVED
WATER
SHUT OFF
TO BE
REMOVED
REFERENCE MONUMENT
FND 2 1/2" ALUM. CAP
ON #6 REBAR IN MONUMENT BOX
REFERENCE MONUMENT
FND 2 1/2" ALUM. CAP
ON #6 REBAR IN MONUMENT BOX
REFERENCE MONUMENT
FND 2 1/2" ALUM. CAP
ON #6 REBAR IN MONUMENT BOX
IRRIGATION DITCH
1 STORY METAL FRAMED GARAGE
TO BE REMOVED
2 STORY WOOD HOME
W/CRAWL SPACE
30' ACCESS EASEMENT
BOOK 1761, PAGE 55
(TO BE VACATED)
15' UTILITY EASEMENT
REC. NO. 20190009470
LIGHT
TO BE RELOCATED
4.5' SIDEWALK
TO BE REMOVED
SECTION LINE
KECHTER ROAD (C.R. 36)
(70' PUBLIC ROW)
SAWCUT & REMOVE ASPHALT PAVEMENT
SAWCUT & REMOVE 4.5' SIDEWALK
SAWCUT & REMOVE ASPHALT PAVEMENT
SAWCUT & REMOVE 4.5' SIDEWALK
EX2
DEMOLITION PLAN
EXISTING CONDITIONS &
4
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
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
EX1
EX2
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
Sheet
KECHTER TOWNHOMES 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 25
MATCH LINE - SEE SHEET EX1
EXISTING ELECTRIC E
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING TREES (TO REMAIN)
FIELD SURVEY BY:
NOTES:
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING FENCE X
EXISTING WATER METER
EXISTING FIRE HYDRANT
EXISTING ELECTRIC VAULT
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
VAULT
ELEC
CONTROL
IRR
EXISTING TREES (TO BE REMOVED)
EXISTING CABLE CTV
EXISTING FIBER OPTIC FO
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,
REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.
3. CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT
MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES
APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,
ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE.
4. ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.
5. CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING
SITE SURVEY.
EXISTING OVERHEAD UTILITY OHE
Original Field Survey
Northern Engineering Services, Inc.
Project Number: 1664-003
Date: June, 2020
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
E E
G
G
G
G
G G
G G
G
G
G
G
G
G
G
W
W
W
W
W
W
X
SS SS
SS
SS
X X
X
X
X X
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X X
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X X
X
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X
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X X
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X X
X X
X X
X
X
PARCEL X
WILLOW BROOK
PARCEL W
WILLOW BROOK
PARCEL R
WILLOW BROOK
POUDRE R-1 SCHOOL DISTRICT
PARCEL NO. 8604000904
SAN MH
RIM=4903.86
INV IN=4891.42 (N)
INV OUT=4891.22 (E)
16" ADS
FL=4901.13
CONCRETE PAD
TO BE REMOVED
HYDRANT
TO BE RELOCATED
HYDRANT
TO BE RELOCATED
FND NAIL & BRASS
TAG, PLS 33193
FND NAIL & BRASS
TAG, PLS 33193
FND NAIL & BRASS
TAG, PLS 33193
FND #4 REBAR
W/YPC, PLS 33193
FND #4 REBAR
W/YPC, PLS 33193
FND NAIL & BRASS
TAG, W.C., ILLEGIBLE
IRRIGATION DITCH
30' ACCESS EASEMENT
BOOK 1761, PAGE 55
(TO BE VACATED)
ECLIPSE LANE
(51' PUBLIC ROW)
QUASAR WAY
(51' PUBLIC ROW)
FULL MOON DRIVE
ASPHALT TO BE REMOVED
ASPHALT TO BE REMOVED
CONCRETE TO BE REMOVED
PROPOSED SAWCUT
PROPOSED SAWCUT
STOP
FULL MOON DR
QUASAR WAY
BARRICADE
TO BE REMOVED
BARRICADE
TO BE REMOVED
KEYMAP
KECHTER RD (C.R. 36)
QUASAR
WAY
ECLIPSE
LANE
EX1
DEMOLITION PLAN
EXISTING CONDITIONS &
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
NORTH
( IN FEET )
1 inch = ft.
20 0 20 Feet
20
40 60
EX1
EX2
Sheet
KECHTER TOWNHOMES 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
MATCH LINE - SEE SHEET EX2 of 25
EXISTING ELECTRIC E
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING TREES (TO REMAIN)
FIELD SURVEY BY:
NOTES:
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING FENCE X
EXISTING WATER METER
EXISTING FIRE HYDRANT
EXISTING ELECTRIC VAULT
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
VAULT
ELEC
CONTROL
IRR
EXISTING TREES (TO BE REMOVED)
EXISTING CABLE CTV
EXISTING FIBER OPTIC FO
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,
REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.
3. CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT
MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES
APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,
ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE.
4. ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.
5. CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING
SITE SURVEY.
EXISTING OVERHEAD UTILITY OHE
Original Field Survey
Northern Engineering Services, Inc.
Project Number: 1664-003
Date: June, 2020
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.
10. 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.
11. All recommendations of the Preliminary Drainage Report, dated July 22, 2020 by Northern Engineering Services, Inc., shall
be followed and implemented.
12. 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.
13. 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.
14. No work may commence within any improved or unimproved public Right-of-Way until a Right-of-Way Permit or
Development Construction Permit is obtained, if applicable.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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.
25. 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.
26. 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.
27. 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.
28. 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.
29. 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.
30. 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.
31. 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.
32. 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:
BENCHMARK #1:
City of Fort Collins Benchmark 2-03
Location: South side Kechter Road approximately 0.6 miles west of Strauss Cabin Road on the east end of the south
parapet wall of the bridge over the Dixon Canyon Lateral.
Elevation= 4898.14 (NAVD88)
BENCHMARK #2:
City of Fort Collins Benchmark 13-13
Location: On the west side of Strauss Cabin Road, approximately 90-ft south of Kechter Road, on the northwest corner
of a storm inlet.
Elevation= 4887.05 (NAVD88)
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 - 3.18'
Basis of Bearings
South line of the Southeast Quarter of Section 4-6-68 as bearing South 88°11'39" East.
33. All stationing is based on centerline of roadways unless otherwise noted.
34. 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.
35. 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.
36. 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.
37. Standard Handicap ramps are to be constructed at all curb returns and at all "T" intersections.
38. 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.
39. 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.
40. 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.
16. See separate Stormwater Management Plan / Erosion Control Report for Waterfield Third Filing for additional information.
17. A vehicle tracking control pad shall be installed when needed for construction equipment, including but not limited to
personal vehicles exiting existing roadways. No earthen materials, i.e. stone, dirt, etc. shall be placed in the curb & gutter
or roadway as a ramp to access temporary stockpiles, staging areas, construction materials, concrete washout areas,
and/or building sites.
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.
4. Street subgrades shall be scarified the top 12 inches and re-compacted prior to subbase installation. No base material
shall be laid until the subgrade has been inspected and approved by the City of Fort Collins Engineer.
5. Ft. Collins only. Valve boxes and manholes are to be brought up to grade at the time of pavement placement or overlay.
Valve box adjusting rings are not allowed.
6. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original
condition. The existing street condition shall be documented by the Inspector before any cuts are made. Cutting and
patching shall be done in conformance with Chapter 25, Reconstruction and Repair. The finished patch shall blend
smoothly into the existing surface. The determination of need for a complete overlay shall be made by the City of Fort
Collins Engineer. All overlay work shall be coordinated with adjacent landowners such that future projects do not cut the
new asphalt overlay work.
7. All traffic control devices shall be in conformance with these plans or as otherwise specified in M.U.T.C.D. (including
Colorado supplement) and as per the Right-of-Way Work Permit traffic control plan.
8. The Developer is required to perform a gutter water flow test in the presence of the City of Fort Collins Inspector and prior
to installation of asphalt. Gutters that hold more than 1/4 inch deep or 5 feet longitudinally, of water, shall be completely
removed and reconstructed to drain properly.
9. Prior to placement of H.B.P. or concrete within the street and after moisture/density tests have been taken on the
subgrade material (when a full depth section is proposed) or on the subgrade and base material (when a composite
section is proposed), a mechanical "proof roll" will be required. The entire subgrade and/or base material shall be rolled
with a heavily loaded vehicle having a total GVW of not less than 50,000 lbs. and a single axle weight of at least 18,000
lbs. with pneumatic tires inflated to not less that 90 p.s.i.g. "Proof roll" vehicles shall not travel at speeds greater than 3
m.p.h. Any portion of the subgrade or base material which exhibits excessive pumping or deformation, as determined by
the City of Fort Collins Engineer, shall be reworked, replaced or otherwise modified to form a smooth, non-yielding surface.
The City of Fort Collins Engineer shall be notified at least 24 hours prior to the "proof roll." All "proof rolls" shall be
preformed in the presence of an Inspector.
C. Traffic Signing and Pavement Marking Construction Notes
1. All signage and marking is subject to the General Notes on the cover sheet of these plans, as well as the Traffic Signing
and Marking Construction Notes listed here.
2. All symbols, including arrows, ONLYS, crosswalks, stop bars, etc. shall be pre-formed thermo-plastic.
3. All signage shall be per the City of Fort Collins Standards and these plans or as otherwise specified in MUTCD.
4. All lane lines for asphalt pavement shall receive two coats of latex paint with glass beads.
5. All lane lines for concrete pavement should be epoxy paint.
6. Prior to permanent installation of traffic striping and symbols, the Developer shall place temporary tabs or tape depicting
alignment and placement of the same. Their placement shall be approved by the City of Fort Collins Traffic Engineer prior
to permanent installation of striping and symbols.
7. Pre-formed thermo-plastic applications shall be as specified in these Plans and/or these Standards.
8. Epoxy applications shall be applied as specified in CDOT Standard Specifications for Road and Bridge Construction.
9. All surfaces shall be thoroughly cleaned prior to installation of striping or markings.
10. All sign posts shall utilize break-away assemblies and fasteners per the Standards.
11. A field inspection of location and installation of all signs shall be performed by the City of Fort Collins Traffic Engineer. All
discrepancies identified during the field inspection must be corrected before the 2-year warranty period will begin.
12. The Developer installing signs shall be responsible for locating and protecting all underground utilities.
13. Special care shall be taken in sign location to ensure an unobstructed view of each sign.
14. Signage and striping has been determined by information available at the time of review. Prior to initiation of the warranty
period,the City of Fort Collins Traffic Engineer reserves the right to require additional signage and/or striping if the City of
Fort Collins Traffic Engineer determines that an unforeseen condition warrants such signage according to the MUTCD or
the CDOT M and S Standards. All signage and striping shall fall under the requirements of the 2-year warranty period for
new construction (except fair wear on traffic markings).
15. Sleeves for sign posts shall be required for use in islands/medians. Refer to Chapter 14, Traffic Control Devices, for
additional detail.
D. Storm Drainage Notes
1. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property.
Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s).
2. All recommendations of the Preliminary Drainage Report, dated July 22, 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. Waterline Notes
1. All waterline and sanitary sewer construction shall conform to the Fort Collins Utility - Loveland Water District and South
Fort Collins Sanitation District standards and specifications current to date of construction.
2. The minimum cover over water lines is 5 feet and the maximum cover is 6 feet unless otherwise noted in the plans and
approved by the water utility.
3. Water mains shall be poly-wrapped D.I.P, or PVC with tracer wire.
4. Copper pipe shall be used for service lines.
LANDSCAPE ARCHITECT
OWNER/APPLICANT
SITE ENGINEER
SHEET INDEX
A TRACT OF LAND LOCATED IN THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 6 NORTH, RANGE 68 WEST OF THE 6TH P.M.
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
Northern Engineering Services, Inc.
Bob Tessely, PLS
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
(970) 221-4158
SITE SURVEYOR
TYPICAL SECTIONS
1 CS1 COVER SHEET
2 CS2 GENERAL & CONSTRUCTION NOTES
3 - 4 EX1 - EX2 EXISTING CONDITIONS & DEMOLITION PLAN
5 - 6 PV1 - PV2 PAVING PLAN
UTILITY SHEETS
7 OU1 OVERALL UTILITY PLAN
8 - 9 U1 - U2 UTILITY PLAN
GRADING SHEETS
10 OG1 OVERALL GRADING PLAN
11 - 12 G1 - G2 GRADING PLAN
ROADWAY SHEETS
13 R1 STREET D & STREET A PLAN & PROFILE
14 R2 STREET B & STREET C PLAN & PROFILE
15 R3 QUASAR WAY & ECLIPSE LANE PLAN & PROFILE
DETAIL SHEETS
16 - 17 D1 - D2 SITE DETAILS
18 - 19 D3 - D4 UTILITY DETAILS
20 D5 DRAINAGE DETAILS
DRAINAGE SHEETS
21 EC1 OVERALL EROSION CONTROL PLAN
22 - 23 EC2 - EC3 EROSION CONTROL PLAN
24 EC4 EROSION CONTROL DETAILS
25 DR1 DRAINAGE EXHIBIT
UTILITY PLANS FOR
UTILITY CONTACT LIST: *
UTILITY COMPANY
* This list is provided as a courtesy reference only. Northern Engineering Services assumes no responsibility for
the accuracy or completeness of this list. In no way shall this list relinquish the Contractor's responsibility for
locating all utilities prior to commencing any construction activity. Please contact the Utility Notification Center of
Colorado (UNCC) at 811 for additional information.
PHONE NUMBER
GAS----------------- Xcel Energy----------------------------- Pat Kreager (970) 225-7840
ELECTRIC-------- City of Fort Collins Light & Power-- Rob Irish (970) 224-6167
CABLE------------- Comcast---------------------------------- Don Kapperman (970) 567-0425
TELECOM.--------CenturyLink-------------------------------William Johnson (970) 377-6401
WATER------------ Fort Collins Loveland Water----------Chris Pletcher (970) 226-3104
WASTEWATER--South Fort Collins Sanitation --------Chris Pletcher (970) 226-3104
STORMWATER- City of Fort Collins Utilities----------- Wes Lamarque (970) 416-2418
ENGINEER ING
N O R T H E RN
ENGINEER ING
N O R T H E RN
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
KECHTER TOWNHOMES 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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Design Studio
Aldo Sebben
1350 Pine Street, Suite 6
Boulder, Colorado 80302
(303) 250.9525
ARCHITECT
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:
BENCHMARK #1:
City of Fort Collins Benchmark 2-03
Location: South side Kechter Road approximately 0.6 miles west of Strauss Cabin Road on
the east end of the south parapet wall of the bridge over the Dixon Canyon Lateral.
Elevation= 4898.14 (NAVD88)
BENCHMARK #2:
City of Fort Collins Benchmark 13-13
Location: On the west side of Strauss Cabin Road, approximately 90-ft south of Kechter
Road, on the northwest corner of a storm inlet.
Elevation= 4887.05 (NAVD88)
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 - 3.18'
Basis of Bearings
South line of the Southeast Quarter of Section 4-6-68 as bearing South 88°11'39" East.
Original Field Survey
Northern Engineering Services, INC.
Project Number: 1664-003
Date: June, 2020
ORIGINAL FIELD SURVEY BY:
PROJECT BENCHMARKS:
(53' FL-FL)
RESIDENTIAL LOCAL STREET
N.T.S.