HomeMy WebLinkAbout1.01 PUD Preliminary Plan 04.04.2007s
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PRELIMINARY PLAN FOR PHASE III
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A RESUBDIVISION OF FUTURE DEVELOPMENT PHASE III, OF THE AMENDED AND RESTAIT:
ED FINAL PLAT OF IRON
SHEET INDEX PHASE 1 RECORDED IN THE GARFIELD COUNTY CLERK AND RECORDER'S OFFICE AT RECEPTION NO. 654210., SITUATED
16, 17, 22, 23 AND 24 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE SIXTH PRINCIPAL MERIDIAN,
BRIDGE PLANNED UNIT DEVELOPMENT,
IN GOVERNMENT LOTS 10, 11, 12, 15,
COUNTY OF GARFIELD, STATE OF COLORADO
SHEET #
TITLE
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COVER SHEET
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SANITARY SEWER
PRELIMINARY PLAN
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- SANITARY SEWER PLAN and PROFILE
PLAN -01
PRELIMINARY PLAN
PLAN -02
PPSS-02. SANITARY SEWER PLAN and PROFILE
- PRELIMINARY PLAN
PLAN-03PRELIMINARY PLAN
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GRADING, DRAINAGE AND EROSION CONTROL
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STREET IMPROVEMENTS
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STORM SEWER PLAN and PROFILE
PPRD-01.- RIVER BEND WAY ROAD PLAN and PROFILE
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MISCELLANEOUS
PPRD-02.- BLUE HERON DRIVE PLAN and PROFILE
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PPRD-03.- RIVER BEND WAY ROAD PLAN and PROFILE
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WATER DETAIL SHEET
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PPRD-04.- RIVER BEND WAY ROAD PLAN and PROFILE
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SANITARY SEWER DETAIL SHEET
MISCELLANEOUS
PPRD-05.- RIVER BEND WAY ROAD PLAN and PROFILE
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DETAIL SHEET
DET4.
PPRD-06.- LONGSHADOW LANE PLAN and PROFILE
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MISCELLANEOUS DETAIL SHEET
DETS.
PPRD-07.- RED BLUFF CIRCLE PLAN and PROFILE
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POND DETAIL SHEET
UTILITIES
MUO.
OVERALL MASTER UTILITY PLAN VICINITY MAP
MU1.
MASTER UTILITY PLAN SCALE; 1" = 2000'
MU2.
MASTER UTILITY PLAN
MU3.
MASTER UTILITY PLAN
AGENCY
CONTACT
LIST
OWNER ELECTRIC UTILITY
LB ROSE RANCH, LLC EXCEL ENERGY
1007 WEST BANK ROAD 2538 BLICHMANN AVENUE
GLENWOOD SPRINGS, CO 81601 GRAND JUNCTION, CO 81505
ATTN: DIRK GOSDA (970) 244-2695
ATTN: TILLMON McSCHOOLER
CIVIL ENGINEER AND SURVEYOR
HIGH COUNTRY ENGINEERING, INC. NATURAL GAS UTILITY
1517 BLAKE AVENUE, STE 101 KINDER MORGAN
GLENWOOD SPRINGS, CO 81601 0096 COUNTY ROAD 160
ATTN: SCOTT P. GREGORY GLENWOOD SPRINGS, CO 81601
(970) 928-0408
GOVERNING AUTHORITY ATTN: JEFF NELSON
GARFIELD COUNTY BUILDING AND PLANNING DEPT
GLENWOOD SPRINGS, CO 81601 TELEPHONE UTILITY
(970) 945-8212 QWEST
921 GRAND AVENUE
NOTES: WATER / SEWER AUTHORITY GLENWOOD SPRINGS, CO 81601
1. TOTAL NUMBER
SINGLE FAMILY
RIVER LOTS
2. TOTAL AREA ACREAGE
SINGLE FAMILY
RIVER LOTS
RIGHT-OF-WAY
COMMON
3. TOTAL AREA DENSITIES
SINGLE FAMILY
RIVER LOT
4. THERE IS NO NON-RESIDENTIAL
5. ALL LOTS ARE
ROARING FORK WATER AND SANITATION DISTRICT (970) 384-0255
OF LOTS - 61 LOTS ATTN: CHRIS LEHRMAN ATTN: GARY GIBSON/JASON SHARPE
UNITS = 48 (970) 945-1004
= 13 CABLE UTILITY
- 45.29 ACt CARBONDALE RURAL FIRE PROTECTION DISTRICT COMCAST
UNITS = 20.14 AC± 300 MEADOWOOD DR 1605 GRAND AVENUE
= 13.57 AC± CARBONDALE, CO 81623 GLENWOOD SPRINGS, CO 81601
= 7.19 AC+ (970) 963-2491 (970) 945-7292 (0)
AREAS = 4.45 AC± ATTN: BILL GAVETTE, FIRE MARSHALL (970) 930-4713 (M)
ATTN: MIKE JOHNSON
UNITS = 1.900 DU/AC
DENSITY = 0.974 DU/AC
FLOOR SPACE PROPOSED WITH THIS PLAN
PROPOSED SINGLE FAMILY DWELLINGS
UNCC
��. CALL BEFORE
YOU DIG
OWNER.
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�j►GOuti�, ENGINEER:
1-800-922-1987
LB ROSE RANCH, LLC
i F t< HIGH COUNTRY ENGINEERING, INC.
PROJECT
Utility Notification
CONSULTING
BENCH MARK: USGS BENCHMARK Q-158,
Center of Colorado
Administrative Office 303-232-1991
12600 W. Colfax Ave., Sole B-310
Lakewood, Co 80215
i 007 WEST BANK ROAD
GLENWOOD SPRINGS,CO 81601
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.. ENGINEERS AND SURVEYORS
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C9 GLENWOOD
ELEVATION = 5957.45' NAVD 1929.
BASIS OF BEARINGS: FOR THIS SURVEY IS A BEARING OF
cAuz-BuslNEssDAvsINADVANCE
BEFORE you DIG, GRADE, OR EXCAVATE
FOR THE MARKING
ER oFTIES UNDERGROUND
MEMBER UTILITIES.
TELE: (970) 3840169
CN
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SPRINGS,CO 81601
�` PH: (970) 945-8676
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FFA: (970) 945-2555
88'08'24 W, BETWEEN THE SOUTHWEST CORNER OF SECTION
1, A BLM BRASS CAP AND THE NORTH QUARTER CORNER OF
SECTION 12, A BLM BRASS CAP. BOTH FOUND IN PLACE.
GENERAL NOTES
1. ALL STREETS AND DRAINAGE CONSTRUCTION SHALL COMPLY WITH GARFIELD COUNTY SPECIFICATIONS AND
CURRENT ROADWAY DESIGN AND CONSTRUCTION CRITERIA. ALL UTILITIES SHALL COMPLY WITH ROARING FORK
WATER AND SANITATION DISTRICT SPECIFICATIONS AND STANDARDS.
2. THE CONTRACTOR SHALL CONTACT ALL APPROPRIATE UTILITY COMPANIES, GARFIELD COUNTY AND HIGH
COUNTRY ENGINEERING, INC. PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. CONTRACTOR SHALL BE SOLELY
RESPONSIBLE FOR LOCATING ANY EXISTING UTILITIES (INCLUDING DEPTH AND HORIZONTAL LOCATION) WHICH MAY
CONFLICT WITH PROPOSED CONSTRUCTION. ALL EXISTING UTILITIES SHALL BE PROTECTED FROM DAMAGE BY THE
CONTRACTOR. ALL DAMAGED UTILITIES SHALL BE REPAIRED BY THE CONTRACTOR AT HIS OWN EXPENSE AND IN
A TIMELY MANNER. ALL ITEMS SHOWN ON THE PLANS AS EXISTING ARE SHOWN IN APPROXIMATE LOCATIONS
ONLY. ACTUAL LOCATIONS MAY VARY FROM THE PLANS IN THE CASE OF UNDERGROUND UTILITIES. WHENEVER
CONTRACTOR DISCOVERS A DISCREPANCY IN LOCATIONS, HE SHALL CONTACT THE ENGINEER IMMEDIATELY.
3. THE CONTRACTOR SHALL NOTIFY GARFIELD COUNTY, THE PROJECT ENGINEER, AND ROARING FORK WATER AND
SANITATION DISTRICT AT LEAST 48 HOURS PRIOR TO ANY CONSTRUCTION. IF WORK IS SUSPENDED FOR ANY
PERIOD OF TIME AFTER INITIAL START-UP, THE CONTRACTOR MUST NOTIFY THE PROJECT ENGINEER 48 HOURS
PRIOR TO RE -START.
4. THE CONTRACTOR SHALL HAVE ONE (1) SIGNED COPY OF THE PLANS WHICH HAVE BEEN APPROVED BY
GARFIELD COUNTY AND THE PROJECT ENGINEER ON SITE AT ALL TIMES.
5. THE CONTRACTOR SHALL OBTAIN, AT THEIR EXPENSE, ALL PERMITS THAT ARE NECESSARY TO PERFORM THE
PROPOSED WORK.
6. TRENCHES SHALL BE EXCAVATED AND THE PIPE EXPOSED FOR THE INSPECTION AT ANY LOCATION ON THE
PROJECT IF SO ORDERED BY THE INSPECTOR AT NO ADDITIONAL CHARGE TO THE OWNER,
7. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR THE PROPER FUNCTIONING OF LINES (WATER AND SEWER)
FOR UP TO TWO (2) YEARS FROM THE DATE OF PROBATIONARY ACCEPTANCE OF THE LINES BY THE DISTRICT,
ANY MALFUNCTION DURING THIS PERIOD OF GUARANTEE SHALL BE REMEDIED BY THE CONTRACTOR TO THE
SATISFACTION OF THE DISTRICT ENGINEER AT NO EXPENSE TO THE DISTRICT.
8. ON LOTS 94, 95, 96 AND 108-118, THE CONSTRUCTION OF HOMES SHALL NOT TAKE PLACE DURING THE TIME
PERIOD BETWEEN FEBRUARY 15TH AND MAY 31ST.
9. ROTATE SANITARY AND STORM SEWER MANHOLE CONES TO PREVENT COVERS FROM FALLING WITH WHEEL PATH
AREAS.
10. ALL PRE -ANNEXATION AGREEMENTS BETWEEN LB ROSERANCH, LLC AND THE ROARING FORK SANITATION
DISTRICT WILL BE MAINTAINED THROUGH OUT CONSTRUCTION OF THIS PROJECT.
11, ALL IRRIGATION INSTALLATION SHALL BE PER GEOTECHNICAL REPORT CONDITIONS OR THE PRE -ANNEXATION
AGREEMENT DOCUMENTATION.
12. ALL UTILITIES, BOTH UNDERGROUND OR OVERHEAD, SHALL BE MAINTAINED IN CONTINUOUS SERVICE
THROUGHOUT THE ENTIRE CONSTRUCTION PERIOD, EXCEPT AS NOTED IN THE SPECIAL CONDITIONS. THE
CONTRACTOR SHALL BE RESPONSIBLE AND LIABLE FOR ANY DAMAGES TO, OR INTERRUPTION OF, SERVICES
CAUSED BY THE CONSTRUCTION.
13. THE CONTRACTOR SHALL CONTAIN HIS CONSTRUCTION OPERATIONS TO THE AREA WITHIN THE STREET
RIGHT-OF-WAY. CONTRACTOR SHALL NOT OPERATE OUTSIDE THIS AREA WITHOUT THE PRIOR CONSENT OF THE
PROPERTY OWNER INVOLVED.
14. ANY DAMAGE TO PRIVATE PROPERTY BY THE CONTRACTOR OUTSIDE THESE LIMITS WITHOUT THE PERMISSION
OF THE PRIVATE PROPERTY OWNER OR THE IRONBRIDGE OWNER WILL BE THE RESPONSIBILITY OF THE
CONTRACTOR.
15. MAINTAIN POSITIVE DRAINAGE AWAY FROM STRUCTURES IN ALL DIRECTIONS.
16. THE CONTRACTOR SHALL COORDINATE AND SCHEDULE A PRECONSTRUCTION MEETING AT LEAST 48 HOURS
PRIOR TO ANY EXCAVATION. PARTICIPANTS SHALL INCLUDE, BUT NOT BE LIMITED TO, REPRESENTATIVES OF THE
CONTRACTOR, EXCAVATOR, ENGINEER, OWNER AND DISTRICT.
SEPARATION OF WATER AND SEWER MAINS
1. PARALLEL INSTALLATION:
A. SPE -CIA' CONDITIONS --WHEN LOCAL CONDITIONS PREVENT A
WATER MAIN NOTES
1. ALL MATERIALS AND WORKMANSHIP SHALL BE IN CONFORMANCE WITH AWWA STANDARDS AND SPECIFICATIONS,
LATEST REVISIONS. ALL WORK SHALL BE INSPECTED AND APPROVED BY PERSONNEL OF THE ROARING FORK
WATER AND SANITATION DISTRICT AND HIGH COUNTRY ENGINEERING, INC.
2. ALL WATER MAINS SHALL BE CLASS 52 DUCTILE IRON PIPE (AWWA C-151-81) OR C900 PVC 6" THROUGH 12".
ALL JOINTS AND FITTINGS SHALL BE IN ACCORDANCE WITH AWWA STANDARDS AND SPECIFICATIONS. ANY
VARIATION OF THIS STANDARD SHALL BE NOTED ON THE PLANS AND ALL D.I. PIPE FITTINGS SHALL BE
POLYETHYLENE WRAPPED.
3. ALL BENDS, PLUGS, REDUCERS, AND FIRE HYDRANTS TO BE RODDED OR MECHANICALLY RESTRAINED ABOVE
THE ROBERTSON IRRIGATION DITCH.
4. THERE SHALL BE A MINIMUM COVER OF 5.5 FEET OVER ALL WATER MAINS.
5. ALL BENDS, TEES, FIRE HYDRANTS, BLOW -OFFS AND PLUGS AT DEAD END MAINS SHALL BE PROTECTED FROM
THRUST BY USING CONCRETE THRUST BLOCKS, AND/OR MECHANICAL RESTRAINTS AS APPROVED BY THE DISTRICT
ENGINEER.
6. PRECAUTIONS SHALL BE TAKEN TO PROTECT THE INTERIOR OF PIPES, FITTINGS, AND VALVES AGAINST
CONTAMINATION. ALL OPENINGS IN THE PIPELINE SHALL BE CLOSED WITH WATERTIGHT PLUGS WHEN PIPE LAYING
IS STOPPED AT THE CLOSE OF THE DAY'S WORK OR FOR OTHER REASONS, SUCH AS REST BREAKS OR MEAL
PERIODS.
7. WHEN NECESSARY TO LOWER OR RAISE WATER LINES AT STORM DRAINS AND OTHER UTILITY CROSSING, A
MINIMUM CLEARANCE OF 1.50 FEET SHALL BE MAINTAINED BETWEEN OUTSIDE OF PIPES.
8. THE CONTRACTOR SHALL NOTIFY THE PUBLIC UTILITY COMPANIES AND DETERMINED THE LOCATION OF ALL
EXISTING UNDERGROUND UTILITIES PRIOR TO PROCEEDING WITH THE EXCAVATION. ALL WORK PERFORMED IN THE
AREA OF THE PUBLIC UTILITIES SHALL BE PERFORMED ACCORDING TO THE REQUIREMENTS OF THESE AGENCIES.
9. COMPACTION OF ALL TRENCHES MUST BE ATTAINED IN ACCORDANCE WITH THE SOILS REPORTS AND
COMPACTION TEST RESULTS SUBMITTED TO GARFIELD COUNTY PRIOR TO PROBATIONARY ACCEPTANCE.
10. WATER SERVICES, WATER LINES, AND FIRE HYDRANT LINES CROSSING STORM SEWER SHALL BE DEFLECTED TO
MAINTAIN A MINIMUM OF FIVE AND ONE-HALF (5.5) FEET OF SEPERATION BETWEEN THE WATER LINE AND STORM
SEWER LINE, CONTACT THE ENGINEER IF DEFLECTION IS NOT POSSIBLE.
11. SERVICE LINE CONNECTIONS WILL BE MADE WITH PIPE SADDLES AND CORPORATION STOPS PER THE
REQUIREMENTS OF THE DISTRICT. DIRECT TAPPING OF THE WATER MAIN WITH OUT THE USE OF PIPE SADDLES
SHALL NOT BE ALLOWED. SERVICE LINES ON THE WATER MAIN SHALL BE LOCATED 45' ABOVE THE HORIZONTAL
WITH A GOOSE NECK PROVIDED. CORPORATION STOPS SHALL BE LEFT IN THE OPEN POSITION SO THAT SERVICE
LINES ARE TESTED AS PART OF WATERLINE TESTING.
12. CONTRACTOR IS RESPONSIBLE FOR OBTAINING AND CONFORMING TO ALL REQUIRED PERMITS FOR UTILITY
CONSTRUCTION WITHIN THE EXISTING ROADWAYS.
13. THE LOCATION OF EXISTING WATERLINES AS SHOWN IS APPROXIMATE BASED ON EXPOSED VALVE LOCATIONS
AND THE BEST AVAILABLE RECORDS OF THE DISTRICT. CONTRACTOR TO USE CAUTION WHEN WORKING NEAR
SHOWN LOCATION OF WATERLINES.
14. THE CONTRACTOR SHALL NOT OPERATE ANY EXISTING OR NEW WATERLINE VALVES EXCEPT IN THE CASE OF
AN EMERGENCY. CONTRACTOR SHALL NOTIFY THE DISTRICT A MINIMUM OF 48 HOURS IN ADVANCE OF ANY VALVE
OPERATION REQUIRED TO COMPLETE THE WORK.
15. WATERLINES SHALL BE INSTALLED AT RELATIVELY STRAIGHT LINES BETWEEN FITTINGS. TRACING WIRE SHALL
BE INSTALLED WITHIN 2 -INCHES OF THE TOP OF THE PIPE. THE WIRE SHALL BE CARRIED UP THE OUTSIDE OF
EACH VALVE BOX AND ENTER INTO THE VALVE BOX THROUGH A 34 -INCH DRILLED HOLE WITH A 6 -INCH LEAD
CRIMPED INSIDE THE BOX.
16. ALL BURIED FITTINGS AND VALVES SHALL BE WRAPPED IN POLYETHYLENE TUBING IN ACCORDANCE WITH AWWA
STANDARD C 105 METHOD A. CONCRETE THRUST BLOCKS SHALL BE INSTALLED AT ALL HORIZONTAL AND
VERTICAL BENDS, TEES, VALVES AND CAPS, ETC. THE FITTING WITH THRUST BLOCKS SHALL NOT BE BACKFILLED
UNTIL THE CONCRETE HAS BEEN GIVEN SUFFICIENT TIME TO CURE.
17. SEPARATION BETWEEN THE SANITARY SEWER MAIN AND WATER MAINS SHALL BE MAINTAINED AT
10 -FEET EXCEPT AT SPECIFIED CROSSINGS.
18. ALL TRENCHES SHALL BE COMPACTED TO 95% AS DETERMINED BY AASH TO T-99. WATER REQUIRED FOR
MOISTURE CONDITIONING OF BACKFILL MATERIAL CAN BE OBTAINED BY CONTACTING THE DISTRICT. ALL
NECESSARY COMPACTION TESTING SHALL BE COMPLETED THROUGH A CERTIFIED SOILS LAB. A COPY OF THE
COMPACTION TEST RESULTS SHALL BE PROVIDED TO THE DISTRICT DURING THE COURSE OF THE PROJECT.
19. ALL WATER SERVICES SHALL BE 1 -INCH TYPE K COPPER UNLESS OTHERWISE APPROVED BY THE DISTRICT OR
NOTED ON THE PLANS.
20. UTILITY TRENCHES FOR ALL UTILITIES ABOVE OR WEST OF THE ROBERTSON DITCH SHALL BE OVER -EXCAVATED
ONE (1) FOOT BELOW THE LOWEST UTILITY.
21. ALL WATERLINE ABOVE OR WEST WEST OF THE ROBERTSON DITCH IS TO BE CLASS 52 DUCTILE IRON PIPE
INSTALLED WITH "FIELD LOK" GASKETS AND MUST BE POLY -WRAPPED,
GRADING NOTES
1. ALL GEOTECHNICAL REPORTS PREPARED FOR THE ROSE RANCH/IRONBRIDGE SITE SHALL BE FOLLOWED PER HP GEOTECH'S
RECOMMENDATIONS. THESE REPORTS INCLUDE HP GEOTECH REPORT NO'S: 105 115-5 DATED JULY 8TH, 2005; JOB NO. 105
115-4 DATED MAY 31ST, 2005;
2. ALL ORGANIC MATTER SHALL BE REMOVED FROM FILL AREAS.
3. ALL FILL AREAS SHALL BE COMPACTED IN ACCORDANCE WITH THE GEOTECHNICAL ENGINEER'S RECOMMENDATIONS.
4. CERTIFIED WEED FREE EROSION CONTROL BALES (PER GARFIELD COUNTY) OR SILT FENCE SHALL BE PLACED AT THE TOE AND
DRAINAGE OUTFALL POINTS OF ALL SLOPES 3: 1 OR STEEPER TO PREVENT SILTATION ON STREETS. REFER TO STORMWATER
MANAGEMENT PLAN FOR DETAIL AND LOCATION OF EROSION CONTROL MEASURES.
5. CONTRACTOR SHALL COMPLY WITH ALL LOCAL, COUNTY AND STATE REGULATIONS PERTAINING TO GRADING, DUST AND
EROSION.
6. ALL DISTURBED AREAS SHALL RE -SEEDED, MULCHED OR SODDED AS PER GARFIELD COUNTY CRITERIA.
7. AT ALL TIMES, THE PROPERTY SHALL BE MAINTAINED AND/OR WATERED TO PREVENT WIND -CAUSED EROSION. EARTHWORK
OPERATIONS SHALL BE DISCONTINUED WHEN FUGITIVE DUST SIGNIFICANTLY IMPACTS ADJACENT PROPERTY, IF EARTHWORK IS
COMPLETE OR DISCONTINUED AND DUST FROM THE SITE CONTINUES TO CREATE PROBLEMS, THE OWNER/DEVELOPER SHALL
IMMEDIATELY INSTITUTE MITIGATIVE MEASURES AND SHALL CORRECT DAMAGE TO ADJACENT PROPERTIES.
8. ALL STRUCTURES LOCATED WITHIN THE IRONBRIDGE PUD SHALL HAVE ENGINEERED FOUNDATIONS. BASEMENTS SHALL BE
ALLOWED ONLY WHERE SAFE, AS DETERMINED BY A LICENSED COLORADO ENGINEER.
9. AT OR PRIOR TO THE CLOSING OF EACH LOT WITHIN THE IRONBRIDGE PUD, A WAIVER OF CLAIMS AGAINST GARFIELD COUNTY
SHALL BE EXECUTED AND DELIVERED TO THE GARFIELD COUNTY BUILDING AND PLANNING DEPARTMENT BY EACH
PURCHASER/OWNER OF THE PROPERTY FOR ANY AND ALL CLAIMS PERTAINING TO THE FOLLOWING:
A. FOUNDATION BREAKS RESULTING FROM COLLAPSIBLE UNDERLYING GEOLOGY AND HIGHLY PERMEABLE
SOILS AND THE EFFECTS OF IRRIGATING THE GOLF COURSE AND LAWNS.
B. BREAKAGE OF POND LINERS RESULTING FROM UNDERLYING HYDROCOMPACTIVE SOILS.
C. POTENTIAL GROUND SUBSIDENCE IN THE MAJORITY OF THE ALLUVIAL FANS WHERE DEVELOPMENT IS
PROPOSED RESULTING FROM SINK HOLES, GROUND FISSURING AND PIPING SOIL DISSOLUTION; AND
D. GROUND SETTLEMENT AND SUBSIDENCE IN RESIDENTIAL AREAS SURROUNDING PONDS WITHIN THE ALLUVIAL
FAN AREAS DUE TO SEVERE WETTING OF HYDROCOMPACTIVE SOILS FROM POND LEAKAGE.
10. CONTRACTOR SHALL MAINTAIN DRAINAGE/OVERFLOW PATHS BETWEEN HOUSES AT ALL TIMES.
11, OVEREXCAVATION OF ONE FOOT BELOW THE LOWEST UTILITY IS REQUIRED ON ALL ROADWAY SECTIONS ABOVE ROBERTSON
DITCH.
12. CONTRACTOR SHALL ESTABLISH AND MAINTAIN VEHICLE TRACKING PADS AT ALL CONSTRUCTION ACCESSES.
SANITARY SEWER NOTES
1. ALL SANITARY SEWER CONSTRUCTION SHALL CONFORM TO THE ROARING FORK WATER AND SANITATION DISTRICT
SPECIFICATIONS AND STANDARDS.
2. SEWER MAINS SHALL BE PVC, ASTM D-3034, SDR 35 BELOW OR EAST OF THE ROBERTSON DITCH, ALL OTHER
YELLOWMINE OR APPROVED EQUAL SHALL BE INSTALLED ABOVE OR WEST OF THE ROBERTSON DITCH THE FIRST
MANHOLE BELOW THE DITCH.
3, SEWER LINES SHALL BE 10.00 FEET FROM WATER LINES EXCEPT WHEN CROSSING EACH OTHER. SEWER LINES
WHICH CROSS LESS THAN 1.50 FEET VERTICALLY FROM THE WATER MAIN SHALL BE ENCASED IN CONCRETE AS
PER MID VALLEY METRO DISTRICT STANDARD AND SPECIFICATIONS. USE RUBBER GASKETS FOR PVC ENCASEMENT.
4. THE CONTRACTOR AND SURVEY CREW SHALL VERIFY ELEVATIONS OF EXISTING SEWER LINES AND MANHOLES TO
BE TIED TO PRIOR TO CONSTRUCTION OR STAKING OF SANITARY SEWER.
5. NO UNDERDRAIN SYSTEM WILL BE ALLOWED TO BE PLACED IN MAINLINE OR SEWER SERVICE TRENCHES.
6. SEWER SERVICE TEES FOR EACH UNIT SHALL BE STAKED BY A SURVEY CREW AND FURNISHED AND INSTALLED
BY THE CONTRACTOR. THE CONTRACTOR SHALL FURNISH TO THE ENGINEER "AS CONSTRUCTED" LOCATION OF
TEES. SEWER WYES SHALL BE USED RATHER THAN TEES.
7. ALL MANHOLES SHALL BE 48 -INCHES IN DIAMETER WITH 24 -INCH RING AND COVER, ECCENTRIC CONE UNLESS
OTHERWISE SPECIFIED. THE FIRST STEP SHALL BE NO MORE THAN 18" DOWN FROM TOP.
8. AT LEAST FIVE (5) DAYS PRIOR TO THE START OF CONSTRUCTION, A PRE -CONSTRUCTION MEETING WILL BE
HELD AT THE OFFICE OF THE DISTRICT ENGINEER AND ATTENDED BY THE CONTRACTOR AND REPRESENTATIVES OF
THE OTHER APPROVING AGENCIES, IT WILL BE THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT THE
DISTRICT ENGINEER TO SCHEDULE THIS MEETING.
9. ALL PIPE LENGTHS ARE APPROXIMATE.
10. THE CONTRACTOR SHALL HAVE IN HIS POSSESSION AT ALL TIMES ONE (1) SIGNED COPY OF THE PLANS WHICH
HAVE BEEN APPROVED BY THE ROARING FORK WATER AND SANITATION DISTRICT AND THE DISTRICT ENGINEER.
11. ALL MANHOLES SHALL HAVE SHAPED INVERTS.
12. ALL SEWER LINES SHALL BE TESTED IN ACCORDANCE WITH THE ROARING FORK WATER AND SANITATION
DISTRICT STANDARDS AND SPECIFICATIONS PRIOR TO ACCEPTANCE OR ANY CONNECTION TO AN EXISTING SEWER
LINE.
13. PRIOR TO STARTING WORK WHERE SEWER MAIN IS TO BE INSTALLED INTO EXISTING DISTRICT SEWER SYSTEMS,
THE NEAREST MANHOLE TO THE POINT OF TIE-IN SHALL BE PLUGGED WITH A PLUMBER'S PLUG ON THE INLET
SIDE BY THE CONTRACTOR. THIS PLUG SHALL REMAIN IN PLACE UNTIL PRELIMINARY ACCEPTANCE BY THE
DISTRICT. ITS PURPOSE SHALL BE TO PREVENT ANY MUD, WATER OR OTHER MATERIALS FROM ENTERING THE
LINE DURING CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PUMPING AND CLEANING THESE
MANHOLES AND REMOVING THE PLUG WHEN SO INSTRUCTED BY THE DISTRICT.
14, PRIOR TO PROBATIONARY ACCEPTANCE WALK-THROUGH AND TELEVISIONING MAIN LINES, THE CLIENT SHALL
JET CLEAN THE ENTIRE SANITARY SEWER SYSTEM AND PUMP OUT AT THE PLUGGED MANHOLE.
15. RESTRAINED PIPE SHALL BE USE ABOVE THE ROBERTSON DITCH. SDR PVC PIPE CAN BE USED BELOW THE
ROBERTSON DITCH.
16. ALL MATERIALS AND WORKMANSHIP SHALL BE SUBJECT TO INSPECTION BY THE DISTRICT. THE DISTRICT
RESERVES THE RIGHT TO ACCEPT OR REJECT ANY MATERIALS AND WORKMANSHIP THAT DOES NOT CONFORM TO
ITS STANDARDS AND SPECIFICATIONS.
17. ALL SERVICE LINE CONNECTIONS TO THE NEW MAIN SHALL BE ACCOMPLISHED WITH FULL BODY WYES OR TEES.
TAPPING SADDLES WILL NOT BE ALLOWED.
18. ALL TRENCHES SHALL BE COMPACTED TO 95% AS DETERMINED BY AASH TO T-99. CONTRACTOR SHALL BE
REQUIRED TO PERFORM ALL NECESSARY COMPACTION TESTS THROUGH A CERTIFIED SOILS LAB. A COPY OF THE
COMPACTION TEST RESULTS SHALL BE PROVIDED TO THE DISTRICT DURING THE COURSE OF THE PROJECT.
19. A MINIMUM 10 -FOOT SEPARATION SHALL BE MAINTAINED AT ALL TIMES BETWEEN WATERLINES AND
SEWERLINES (EXCEPT AT SPECIFIC CROSSINGS),
20. ALL SANITARY SEWER SERVICES TO BE 4" PVC SDR -35 UNLESS OTHERWISE SPECIFIED.
21. SEWER SERVICE STUB -OUTS SHALL EXTEND 14 -FEET BEYOND THE PROPERTY LINE AND SHALL BE
GLUE CAPPED AND MARKED WITH A 2X4 POST PAINTED GREEN,
22. NO SERVICE LINES SHALL BE CONNECTED DIRECTLY INTO MANHOLES.
23. THE INVERT CHANNEL FOR DEAD-END MANHOLES SHALL BE A MINIMUM 3 FEET OF THE LENGTH THROUGH
THE MANHOLE BASE TO FACILITATE TESTING AND ACCESS FOR THE DISTRICT'S MAINTENANCE EQUIPMENT.
24. OVEREXCAVATION OF ONE FOOT BELOW THE BASE OF ALL SANITARY SEWER MANHOLES IS REQUIRED ABOVE
THE ROBERTSON DITCH.
25. UTILITY TRENCHES FOR ALL UTILITIES ABOVE OR WEST OF THE ROBERTSON DITCH SHALL BE OVER -EXCAVATED
ONE (1) FOOT BELOW THE LOWEST UTILITY.
26. ALL SANITARY SEWER LINES SHALL BE VIDEO TAPED.
LB ROSE RANCH, LLC 0G0O&HIGH COUNTRY ENGINEERING, INC.
GARFIELD COUNTY, COLORADO ear
/ ♦ 14 INVERNESS DRIVE EAST, STE F-120, ENGLEWOOD, CO 80112
IRONBRIDGE P.V.D. -(H CSE PHONE (303) 925-0544 FAX (303) 9250547
PHASE 2 -NOTES �\C\c,`� �� 1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 81601
!////� PHONE (970) 945-8676 FAX (970) 945-2555
"VEE-C2? W W W.HCENG.COM
HORIZONTAL SEPARATION OF TEN FEET, A WATER MAIN MAY BE
LAID CLOSER TO STORM OR SANITARY SEWER PROVIDED THAT:
1) IT IS LAID IN A SEPARATE TRENCH.
2) THE ELEVATION OF THE CROWN OF THE SEWER IS AT LEAST
18 INCHES BELOW THE INVERT OF THE WATER MAIN. SUCH
SEPARATION SHOULD BE OF UNDISTURBED OR COMPACTED
EARTH.
3) WHERE THIS VERTICAL SEPARATION CANNOT BE OBTAINED,
THE SEWER SHOULD BE CONSTRUCTED OF MATERIALS AND
WITH JOINTS THAT ARE EQUIVALENT TO WATER MAIN
STANDARDS OF CONSTRUCTION.
2. CROSSINGS:
A. NORMAL CONDITIONS --WHENEVER POSSIBLE, WATER MAINS
CROSSING OVER HOUSE SEWERS, STORM SEWERS, OR SANITARY
SEWERS SHALL BE LAID TO PROVIDE A SEPARATION OF AT LEAST
18 INCHES BETWEEN THE INVERT OF THE PRESSURE WATER MAIN
AND THE CROWN OF THE SEWER.
B. SPECIAL CONDITIONS --WHEN LOCAL CONDITIONS PREVENT A
VERTICAL SEPARATION AS DESCRIBED ABOVE, THE FOLLOWING
CONSTRUCTION SHALL BE USED:
1) SEWER PASSING OVER OR LESS THAN 18 INCHES UNDER
WATER MAINS SHALL BE CONSTRUCTED OR MODIFIED USING
ONE OF THE FOLLOWING METHODS:
a) ONE LENGTH OF PIPE AT LEAST 20 FEET LONG
CENTERED OVER OR UNDER THE WATER MAIN. JOINTS
BETWEEN THE SEWER PIPE AND THE SPECIAL PIPE,
AS DEFINED BELOW, SHALL BE ENCASED IN A CONCRETE
COLLAR AT LEAST 6 INCHES THICK AND EXTENDING AT
LEAST 6 INCHES EITHER SIDE OF THE JOINT OR,
2) WATER MAINS PASSING UNDER SEWERS SHOULD, IN
ADDITION, BE PROTECTED BY PROVIDING:
o) A VERTICAL SEPARATION OF AT LEAST 18 INCHES
BETWEEN THE INVERT OF THE SEWER AND THE CROWN
OF THE WATER MAIN.
b) ADEQUATE STRUCTURAL SUPPORT FOR THE SEWER TO
PREVENT EXCESSIVE DEFLECTION OF JOINTS AND
SETTLING ON AND BREAKING THE WATER MAINS.
3. EXISTING PIPE:
A. TO BE ABANDONED IN PLACE --SANITARY SEWER MAIN IS TO BE
ABANDONED IN PLACE. WHERE CONFLICTING WITH PROPOSED
SANITARY SEWER MAIN THE EXISTING WILL BE REMOVED (10) FEET
IN BOTH DIRECTION FROM POINT OF CONFLICT.
FOR THEM BER�nuii UNDERGROUND
I I
EASEMENTS
1. THERE SHALL BE A 10 FOOT EASEMENT FOR UTILITIES ALONG THE FRONT LOT LINES OF
ALL LOTS ADJOINING ROADS WHOSE RIGHT-OF-WAY IS 60 FEET WIDE AS SHOWN ON
NOTE 23.
2. THERE SHALL BE A 10 FOOT WIDE EASEMENT FOR UTILITIES ALONG THE SIDE LOT LINES
FOR ALL LOTS. THE EASEMENTS WILL BE 5 FEET ON EACH SIDE OF SAID SIDE LOT LINES.
BLOCK 3, PHASE II AND BLOCK 2, PHASE III ARE EXEMPT FROM THESE EASMENTS.
3. THERE SHALL BE A 15 FOOT EASEMENT FOR UTILITIES ALONG THE REAR LOT LINES OF
ALL LOTS.
4. EASEMENTS ACROSS FUTURE DEVELOPMENT PARCELS SHALL BE DEDICATED UPON THE
FINAL PLAT OF SUCH FILINGS.
SURVEYOR'S NOTES
1. DATE OF THIS SURVEY WAS APRIL AND MAY 2005.
2. BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF N 88'08'24 W, BETWEEN THE
SOUTHWEST CORNER OF SECTION 1, A BLM BRASS CAP AND THE NORTH QUARTER
CORNER OF SECTION 12, A BLM BRASS CAP. BOTH FOUND IN PLACE.
3. THIS SURVEY IS BASED ON EXISTING SECTION CORNERS AND PROPERTY CORNERS FOUND
IN PLACE AS SHOWN, A PLAT OF J.V. ROSE PROPERTY (TAYLOR RANCH) AS PREPARED
BY SCARROW AND WALKER, DATED JUNE 1967, THE AMENDED AND RESTATED FINAL
PLAT OF IRONBRIDGE PLANNED UNIT DEVELOPMENT PHASE 1 RECORDED JUNE 16, 2004
AS RECEPTION NO. 654210 AND OTHER DOCUMENTS OF RECORD.
4. OWNER/APPLICANT - LB ROSE RANCH, LLC, ROARING FORK INVESTMENTS, LLC, A
COLORADO LIMITED LIABILITY COMPANY, 19563 EAST MAINSTREET, SUITE 200, PARKER,
COLORADO 80138 (303)841-8072.
BOUNDARY DESCPRITION
1. BOUNDARY BASED OFF OF ORIGINAL PHASE I ROSERANCH FINAL PLAT RECEPTION
NUMBER 654210. BLOCK I, PHASE II AFFORDABLE HOUSING (PA -22) FROM ORIGINAL
FINAL PLAT HAS BEEN MODIFIED AND NEW BOUNDARY DESCRIPTION HAS BEEN INCLUDED
BELOW.
PRELIMINARY PLAN
IJ? ONBI-HD C H1' PLANNED UNIT DEVELOPMENT
PHASE HI
A RESUBDIVISION OF FUTURE DEVELOPMENT PHASE III, OF THE AMENDED AND RESTATED FINAL PLAT OF IRON BRIDGE PLANNED UNIT DEVELOPMENT,
PHASE 1 RECORDED IN THE GARFIELD COUNTY CLERK AND RECORDER'S OFFICE AT RECEPTION NO. 654210., SITUATED IN GOVERNMENT LOTS 10, 11, 12, 15,
16, 17, 22, 23 AND 24 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO
SHEET 1 OF 3
NOTES:
1. THIS PRELIMINARY PLAN SUPPLEMENTS THE PLAT HERETOFORE RECORDED IN THE RECORDS OF THE CLERK AND
RECORDER FOR GARFIELD COUNTY, COLORADO ENTITLED, AMENDED AND RESTATED FINAL PLAT OF IRONBRIDGE
PLANNED UNIT DEVELOPMENT PHASE 1, HERETOFORE RECORDED IN THE RECORDS OF THE CLERK AND RECORDER
FOR GARFIELD COUNTY, COLORADO ON JUNE 16, 2004 AS RECEPTION NO. 654210.
2. THE IRONBRIDGE PUD IS SUBJECT TO THE TERMS, CONDITIONS AND PROVISIONS SET FORTH WITHIN THE
FOLLOWING IDENTIFIED RESOLUTIONS OF APPROVAL ISSUED BY THE BOARD OF COUNTY COMMISSIONERS FOR
GARFIELD COUNTY, COLORADO, TO WIT:
A. RESOLUTION NO. 98-80, APPROVING PLANNED UNIT DEVELOPMENT, AS AMENDED BY RESOLUTION NOS.
99-067 AND 2004-20, HERETOFORE RECORDED IN THE RECORDS OF THE CLERK AND RECORDER FOR
GARFIELD COUNTY, COLORADO AS RECEPTION NOS. 531935, 546856 AND 647544, RESPECTIVELY.
B. RESOLUTION 2004-21, APPROVING PRELIMINARY PLAN, HERETOFORE RECORDED IN THE RECORDS OF THE
CLERK AND RECORDER FOR GARFIELD COUNTY, COLORADO AS RECEPTION NO. 647544.
3. THE IRONBRIDGE PUD IS SUBJECT TO THE TERMS, CONDITIONS AND PROVISIONS SET FORTH WITHIN THE
FOLLOWING IDENTIFIED DOCUMENTS, TO WIT:
A. RESTATED DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS FOR IRONBRIDGE
RECORDED IN THE RECORDS OF THE CLERK AND RECORDER FOR GARFIELD COUNTY, COLORADO AS
RECEPTION NO. 623133;
B. EASEMENT AGREEMENT BY AND BETWEEN ROARING FORK INVESTMENTS, LLC, AND WESTBANK MESA
HOMEOWNERS ASSOCIATION, INC. RECORDED IN THE RECORDS OF THE CLERK AND RECORDER FOR GARFIELD
COUNTY, COLORADO AS RECEPTION NO. 522915;
C. CONSERVATION EASEMENT CONVEYED BY ROARING FORK INVESTMENTS, LLC TO THE ROARING FORK
CONSERVANCY, RECORDED IN THE RECORDS OF THE CLERK AND RECORDER FOR GARFIELD COUNTY,
COLORADO AS RECEPTION NO. 569196; AND
D. DECLARATION OF GOLF COURSE FACILITIES DEVELOPMENT, CONSTRUCTION AND OPERATIONAL EASEMENT,
RECORDED IN THE RECORDS OF THE CLERK AND RECORDER FOR GARFIELD COUNTY, COLORADO AS
RECEPTION NO. 569195;
4. AS A CONDITION PRECEDENT TO THE ISSUANCE OF A BUILDING PERMIT FOR ANY RESIDENTIAL HOUSING UNIT, AN
IMPACT FEE OF $750.00 SHALL BE PAID BY THE OWNER OF THE LOT THEREOF TO THE GARFIELD COUNTY
BUILDING AND PLANNING DEPARTMENT FOR PUBLIC TRANSIT FACILITIES AND SERVICES TO BE PROVIDED BY THE
ROARING FORK TRANSIT AUTHORITY.
5. ALL STRUCTURES LOCATED WITHIN THE IRONBRIDGE PUD SHALL HAVE ENGINEERED FOUNDATIONS. BASEMENTS
SHALL BE ALLOWED ONLY WHERE SAFE, AS DETERMINED BY A QUALIFIED GEOTECHNICAL ENGINEER.
6. GRADING ON SLOPES POSSESSING GRADES STEEPER THAN 30% SHALL NOT BE ALLOWED EXCEPT IN THE
FOLLOWING IDENTIFIED PARCELS OR AREAS DEPICTED HEREIN, FOLLOWING SITE SPECIFIC GEOTECHNICAL REVIEW
BY THE GARFIELD COUNTY BUILDING AND PLANNING DEPARTMENT OR ITS DESIGNATED REPRESENTATIVES, TO WIT:
A. ALL GOLF COURSE PARCELS
7. PRIOR TO ANY EXCAVATIONS, ALL UTILITY COMPANIES SHALL BE NOTIFIED FOR A FIELD LOCATION OF THEIR
RESPECTIVE UTILITY LINES AND FACILITIES.
8. NO WOOD BURNING STOVES OR SOLID FUEL FIREPLACES OR STOVES SHALL BE ALLOWED WITHIN THE IRONBRIDGE
PUD EXCEPT FOR TWO OPEN HEARTH FIREPLACES IN THE GOLF COURSE CLUBHOUSE FACILITIES. THERE SHALL
BE NO RESTRICTION ON THE NUMBER OF NATURAL GAS BURNING FIREPLACES OR APPLIANCES.
9. THERE SHALL BE A MINIMUM 20' SETBACK FROM SINKHOLES FOR ALL STRUCTURES UNLESS MITIGATION
MEASURES APPROVED BY A QUALIFIED GEOTECHNICAL ENGINEER ARE INSTITUTED.
10. A MAXIMUM OF ONE DOG SHALL BE ALLOWED FOR EACH RESIDENTIAL DWELLING UNIT. THIS LIMITATION SHALL
BE ENFORCED BY THE PROPERTY OWNERS ASSOCIATION.
11. AT OR PRIOR TO THE CLOSING OF EACH LOT WITHIN THE IRONBRIGE PUD, A WAIVER OF CLAIMS AGAINST
GARFIELD COUNTY SHALL BE EXECUTED AND DELIVERED TO THE GARFIELD COUNTY BUILDING AND PLANNING
DEPARTMENT BY EACH PURCHASER/OWNER OF THE PROPERTY FOR ANY ALL CLAIMS PERTAINING TO THE
FOLLOWING:
A. FOUNDATION BREAKS RESULTING FROM COLLAPSIBLE UNDERLYING GEOLOGY AND HIGHLY PERMEABLE SOILS
AND THE EFFECTS OF IRRIGATING THE GOLF COURSE AND LAWNS;
B. BREAKAGE OF POND LINERS RESULTING FROM UNDERLYING HYDROCOMPACTIVE SOILS;
C. POTENTIAL GROUND SUBSIDENCE IN THE MAJORITY OF THE ALLUVIAL FANS WHERE DEVELOPMENT IS
PROPOSED RESULTING FROM SINK HOLES, GROUND FISSURING AND PIPING SOIL DISSOLUTION; AND
D. GROUND SETTLEMENT AND SUBSIDENCE IN RESIDENTIAL AREAS SURROUNDING PONDS WITHIN THE ALLUVIAL
FAN AREAS DUE TO SEVERE WETTING OF HYDROCOMPACTIVE SOILS FROM POND LEAKAGE.
NOTICE: ACCORDING TO COLORADO LAW YOU MUST
COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN
THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST
DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION
BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED
MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION
SHOWN HEREON.
VICINITY MAP
SCALE 1" = 2000'
14. THE FOLLOWING RESTRICTIONS SHALL PERTAIN TO THE GOLF COURSE PARCELS HEREIN IDENTIFIED, TO WIT:
A. ALL AREAS DISTURBED DURING CONSTRUCTION OF GOLFING FACILITIES ON THE GOLF COURSE SHALL BE
RE -SEEDED AND MAINTAINED IN CONFORMANCE WITH THE HABITAT IMPROVEMENT MEASURES IDENTIFIED
WITHIN THE REPORT ENTITLED, "RECOMMENDATIONS FOR IMPROVING BIG GAME HABITAT ON THE ROSE
RANCH DEVELOPMENT WEST OF COUNTY ROAD 109", PREPARED BY BEATTIE NATURAL RESOURCES
CONSULTING, INC. ON OCTOBER 22, 1998, AS THE SAME MAY BE FURTHER AMENDED OR ALTERED BY
OWNER WITH THE APPROVAL OF THE COLORADO DIVISION OF WILDLIFE.
B. OWNER(S), AGENTS AND EMPLOYEES OF THE OWNER(S) OF THE GOLF COURSE PARCELS SHALL BE
PROHIBITED FROM CHASING, SCARING, DISTURBING, HAZING OR FROM USING ANY OTHER FORM OF
HARASSMENT TO COERCE BIG GAME (DEER/ELK) OFF THE GOLF COURSE PARCELS;
C. OWNER(S) SHALL WAIVE AND HOLD HARMLESS THE COLORADO DIVISION OF WILDLIFE FROM ANY AND ALL
CLAIMS FOR DAMAGES TO LANDSCAPING IMPROVEMENTS OR ORNAMENTAL PLANTS LOCATED WITHIN THE
GOLF COURSE PARCELS AND RESULTING FROM THE ACTIVITIES OF BIG GAME (DEER/ELK);
D. OWNER(S) SHALL BE RESPONSIBLE FOR THE REMOVAL AND PROPER DISPOSAL OF ALL ANIMAL CARCASSES
LOCATED UPON THE GOLF COURSE PARCELS;
E. ALL GOLFING FACILITIES SHALL BE INSTALLED AND MAINTAINED IN CONFORMANCE WITH THE
RECOMMENDATIONS CONTAINED WITHIN THE REPORTS PREPARED BY ENVIRONMENTAL & TURF SERVICES,
INC. AND ENTITLED, "THE ROSE RANCH INTEGRATED GOLF COURSE MANAGEMENT PLAN" (AUGUST 31,
1998), COPIES OF WHICH SHALL AT ALL TIMES BE AVAILABLE FOR INSPECTION BY ALL GOLF COURSE
PERSONNEL;
F. ALL DRAINAGE STRUCTURES SHALL BE MAINTAINED IN ACCORDANCE WITH ALL APPLICABLE PROVISIONS OF
THE REPORT PREPARED BY HIGH COUNTRY ENGINEERING, INC ENTITLED, "MAINTENANCE PLAN FOR ROSE
RANCH'S BEST MANAGEMENT PRACTICES - WATER QUALITY AND DRAINAGE STRUCTURES" (OCT 14, 1998)
AS MODIFIED BY THE REPORT PREPARED BY HIGH COUNTRY ENGINEERING, INC. ENTITLED, "STORM
MANAGEMENT PLAN FOR IRONBRIDGE P.U.D." (JULY 11, 2005), COPIES OF WHICH SHALL AT ALL TIMES BE
AVAILABLE FOR INSPECTION BY ALL GOLF COURSE PERSONNEL; AND
G. ALL IMPROVEMENTS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE RECOMMENDATIONS FOR
MITIGATION OF SETTLEMENT AND DISTRESS TO BUILDINGS, ROADWAY AND UTILITIES CONTAINED WITHIN THE
REPORT PREPARED BY HEPWORTH-PAWLACK GEOTECHNICAL, INC. OF SEPTEMBER 10, 1998, A COPY OF
WHICH SHALL AT ALL TIMES BE AVAILABLE FOR INSPECTION BY ALL GOLF COURSE
15. THE ROBERTSON DITCH HAS A 40' WIDE EASEMENT, BEING 20' ON EACH SIDE OF THE CENTERLINE OF SAID
DITCH AS IDENTIFIED HEREIN.
16. IRRIGATION SHALL NOT BE ALLOWED WITHIN 100' OF WELLS 3, 4 5 AND 7.
17. THE AREA TO THE SOUTH OF THE GOLDEN EAGLE PROTECTION ZONE AS IDENTIFIED HEREIN SHALL BE
CLOSED TO THE PUBLIC FROM MARCH 15 THROUGH JULY 1
18. GOLF COURSE PARCEL 1 SHALL BE CLOSED TO THE PUBLIC FROM DECEMBER 1 THROUGH MARCH 31.
19. OWNER(S) SHALL BE RESPONSIBLE FOR THE CLEANING AND MAINTENANCE OF YARD DRAINS LOCATED ON
THEIR LOT.
20. COMMON OPEN SPACE NOT RESERVED OR DEDICATED TO THE PUBLIC HAS BEEN PLATTED ON ORIGINAL
PUD PLATTING.
21. ROADWAY PROFILES AND GRADING CAN BE FOUND IN ATTACHED PRELIMINARY PLAN DRAWINGS. SEE
PRELIMINARY PLANS FOR DETAILED INFORMATION.
22. SETBACKS FOR ALL LOTS ARE PER GARFIELD COUNTY CODE UNLESS OTHERWISE DESCRIBED WITHIN THE
PUD GUIDE.
23. ROW WIDTHS PER ROADWAY:
* IRONBRIDGE DRIVE: 80.0'
* RIVER BEND WAY: 60.0'
* RIVER BANK LANE: 40.0'
* RED BLUFF VISTA: 60.0'
* PINYON COURT: 60.0'
* BENT GRASS DRIVE: 60.0'
* FOX RUN COURT: 31.0'
* BLUE HERON DRIVE: 60.0'
* LONGSHADOW LANE: 60.0'
* RED BLUFF CIRCLE: 60.0'
AGENCY CONTACT LIST
OWNER CONTACT
LB ROSE RANCH, LLC
1007 WEST BANK ROAD
GLENWOOD SPRINGS, CO 81601
ATTN: DIRK GOSDA
CIVIL ENGINEER AND SURVEYOR
HIGH COUNTRY ENGINEERING, INC.
1517 BLAKE AVENUE, SUITE 101
GLENWOOD SPRINGS, CO 81601
ATTN: SCOTT GREGORY
GOVERNING AUTHORITY
GARFIELD COUNTY BUILDING AND PLANNING DEPT
GLENWOOD SPRINGS, CO 81601
(970) 945-8212
WATER / SEWER AUTHORITY
ROARING FORK WATER AND SANITATION DISTRICT
ATTN: CHRIS LEHRMAN
(970) 945-1004
CARBONDALE RURAL FIRE PROTECTION DISTRICT
300 MEADOWOOD DR
CARBONDALE, CO 81623
(970) 963-2491
ATTN: BILL GAVETTE, FIRE MARSHALL
GEOTECHINCAL ENGINEER
HP GEOTECH
520 COUNTY ROAD 154
GLENWOOD SPRINGS, CO 81601
(970) 945-7988
ATTN: STEVE PAWLAK
SURVEYOR'S CERTIFICATE
I, JASON R. NEIL, DO HEREBY STATE THAT I AM A REGISTERED LAND
SURVEYOR LICENSED UNDER THE LAWS OF THE STATE OF COLORADO, THAT
THIS PLAT IS A TRUE, CORRECT AND COMPLETE PLAT OF THE AMENDED
AND RESTATED FINAL PLAT, IRONBRIDGE PLANNED UNIT DEVELOPMENT,
PHASE 1, AS LAID OUT, PLATTED, DEDICATED AND SHOWN HEREON, THAT
SUCH PLAT WAS MADE FROM AN ACCURATE SURVEY OF SAID PROPERTY BY
ME AND UNDER MY SUPERVISION AND CORRECTLY SHOWS THE LOCATION
AND DIMENSIONS OF THE LOTS, EASEMENTS AND STREETS OF SAID
SUBDIVISION AS THE SAME ARE STAKED UPON THE GROUND IN COMPLIANCE
WITH APPLICABLE REGULATIONS GOVERNING THE SUBDIVISION OF LAND.
IN WITNESS WHEREOF, I HAVE SET MY HAND AND SEAL THIS
DAY OF , A.D. 20__-.
FRANK W. HARRINGTON, L.S. #19598
LAND USE BREAKDOWN:
1.) ZONING CHANGE: N/A
2.) TOTAL DEVELPOMENT AREA: 45.29 AC±
3.) TOTAL NUMBER OF LOTS PROPOSED: 61
4.) TOTAL NUMBER OF DWELLING UNITS PROPOSED: 61
5.) TOTAL AREA OF NON-RESIDENTIAL FLOOR SPACE: 0 S.F.
6.) TOTAL NUMBER OF INDIVIDUAL DWELLING UNITS PROPOSED FOR
EACH STRUCTURE: 1
7.) TOTAL NUMBER OF PROPOSED OFF STREET PARKING SPACES: 0
8.) TOTAL GROSS DENSITY PROPOSED:
SINGLE FAMILY DENSITY (LOTS 1-15, 29-61) = 1.900 DU/AC
RIVER LOT DENSITY (LOTS 16-28) = 0.974 DU/AC
MINERAL OWNERS
1. JAMES LAVERN ROSE
P.O. BOX 1240
RIFLE, COLORADO 81602
2. WESTBANK RANCH #1 LTD.
235 OAK LANE
GLENWOOD SPRINGS, COLORADO 81601
3. UNITED STATES OF AMERICA
C/O BUREAU OF LAND MANAGEMENT
P.O. BOX 1009
GLENWOOD SPRINGS, CO 81601
4. ESTATE OF JOHN C. RIGNEY (DECEASED)
5. ESTATE OF PHIL T, RIGNEY (DECEASED)
6. WILLIAM WALTER GENTRY A.K.A. WILLIAM GENTRY
NATURAL GAS UTILITY
KINDER MORGAN
0096 COUNTY ROAD 160
GLENWOOD SPRINGS, CO 81601
(970) 928-0408
ATTN: JEFF NELSON
TELEPHONE UTILITY
QWEST
921 GRAND AVENUE
GLENWOOD SPRINGS, CO 81601
(970) 384-0255
ATTN: GARY GIBSON/JASON SHARPE
CABLE UTILITY
COMCAST
1605 GRAND AVENUE
GLENWOOD SPRINGS, CO 81601
(970) 945-7292 (0)
(970) 930-4713 (M)
ATTN: MIKE JOHNSON
ELECTRIC UTILITY
EXCEL ENERGY
2538 BLICHMANN AVENUE
GRAND JUNCTION, CO 81505
(970) 244-2695
ATTN: TILLMON McSCHOOLER
PHASE III
PHASE III = SINGLE FAMILY LOTS 1-15, 29-61
RIVER LOTS: LOTS 16-28
LOT
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
43
44
45
46
47
48
49
50
61
36
37
38
39
40
41
42
51
52
53
54
55
56
57
58
59
60
AREA (S.F.)
19,828
17,969
19,457
16,552
18,401
19,673
22,208
24,416
35,972
21,749
22,343
30,017
36,796
24,099
21,268
46,527
45,876
46,682
43,815
46,948
44,518
46,415
44,160
43,861
43,614
45,150
46,936
46,702
11,658
11,551
10,781
10,781
10,781
10,625
11,092
21,945
22,797
23,988
24,001
24,001
21,121
25,201
23,474
27,122
9,916
11,736
11,761
11,761
11,761
12,431
13,061
20,405
15,164
16,895
15,048
15,048
15,048
15,200
13,460
12,775
14,306
ADDRESS
0000 RED BLUFF CIRCLE
0000 RED BLUFF CIRCLE
0000 RED BLUFF CIRCLE
0000 RED BLUFF CIRCLE
0000 RED BLUFF CIRCLE
0000 RED BLUFF CIRCLE
0000 LONG SHADOW LANE
0000 LONG SHADOW LANE
0000 LONG SHADOW LANE
0000 LONG SHADOW LANE
0000 LONG SHADOW LANE
0000 LONG SHADOW LANE
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 RIVER BEND WAY
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
0000 BLUE HERON DRIVE
TOTAL OF LOTS (PHASE III)
(SINGLE FAMILY LOTS 1-15, 29-61 =
(RIVER LOTS - 16-28 =
TOTAL RIGHT-OF-WAY (PHASE III)
TOTAL COMMON AREA (PHASE III)
TOTAL
LAND USE
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
RIVER LOT
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE FAMILY
SINGLE
SINGLE
SINGLE
SINGLE
SINGLE
SINGLE
SINGLE
SINGLE
SINGLE
FAMILY
FAMILY
FAMILY
FAMILY
FAMILY
FAMILY
FAMILY
FAMILY
FAMILY
= 33.716 AC±
20.143 AC±)
13.572 AC±)
= 7.189 AC±
= 4.454 AC+
= 45.289 AC±
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PROJECT NO.
2061064.00
PLAN•01
PRELIMINARY PLAN
IJ?ONBJ?IDGH,' PLANNND UNI'J' DEVELOPMENT PHASE HI
A RESUBDIVISION OF FUTURE DEVELOPMENT PHASE III, OF THE AMENDED AND RESTATED FINAL PLAT OF IRON BRIDGE PLANNED UNIT DEVELOPMENT,
PHASE 1 RECORDED IN THE GARFIELD COUNTY CLERK AND RECORDER'S OFFICE AT RECEPTION NO. 654210., SITUATED IN GOVERNMENT LOTS 10, 11, 12, 15,
16, 17, 22, 23 AND 24 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO
SHEET 2 OF 3
ADJACENT OWNERS:
1) RICK D. ROSSOW/MELANIE G. ROSSOW - 25 WESTBANK ROAD - GLENWOOD SPRINGS, CO 81601
2 F.E. & VIRGINIA (J.T) COLLINS - 525 COUNTY ROAD 109 - GLENWOOD SPRINGS, CO 81601
3 KN ENERGY, INC. - P.O. BOX 670 - GLENWOOD SPRINGS, CO 81602
4 PS WARDEN FAMILY LLLP - 125 C. R. 167 - GLENWOOD SPRINGS, CO 81601
5) CHERYL LYNN TASSOS - 183 C.R.167 - GLENWOOD SPRINGS, CO 81601
6) DOUGLAS MOCHRIE - 2255 CR 167 - GLENWOOD SPRINGS, CO 81601
7) THOMAS P. DYKEMA AND JOAN E. DYKEMA 267 CR.NO. 167, GLENWOOD SPRINGS, CO 81601
8) ROBERT J. AND BEATRICE E. YOUNG, 0311 CR 167, GLENWOOD SPRINGS, CO 81601
9) DOUBLE R. PROPERTIES, 0989 CR 117, GLENWOOD SPRINGS, CO 81601
10) SUZANNE DAMERON 383 CR.NO. 167, GLENWOOD SPRINGS, CO 81601
11) NATALIE J. GARDNER, TRUSTEE UNDER TRUST DECLARATION
DATED 8/19/96 405 CR. NO. 167, GLENWOOD SPRINGS, CO. 81601
12) HERBERT L. & NATALIE J. GARDNER - 405 COUNTY ROAD 167 - GLENWOOD SPRINGS, CO
81601
13) JAMES P & MARY K WENTZEL - 427 COUNTY ROAD 167 - GLENWOOD SPRINGS, CO 81601
14) GARY & ELIZABETH SCHENK - 4109 KOMES COURT - ALEXANDRIA, VA 22306
15) SCOTT A. AND JONI MCCONAUGHY, 515 CR 167, GLENWOOD SPRINGS, CO 81601
16) DAVID H & JILL C.H. McCONAUGHY - 515 COUNTY ROAD 167 - GLENWOOD SPRINGS, CO 81601
17) HAYES KARAL SCHLUNDT - 497 COUNTY ROAD 167 - GLENWOOD SPRINGS, CO 81601
18) KEN KRIZ, 483 CR 167, GLENWOOD SPRINGS, CO 81601
19) MICHAEL Sc DEBORAH MARIENTHAL, 4431 NE 25TH, LIGHTHOUSE POINT, FL
33064
20) DENIS TRUPKIN, 3535 WINDMILL RANCH RD, WESTON, FL 33331
21) ERIK & JESSE JOHNSON, 18 HARRIS DR, CARBONDALE, CO 81623
22) MATTHEW & TAYLOR VERHEUL, 1106 VITOS WAY, CARBONDALE, CO 81623
NOTICE: ACCORDING TO COLORADO LAW YOU MUST
COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN
THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST
DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION
BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED
MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION
SHOWN HEREON.
NONE
LEGEND
PHASE I
PHASE II
CURRENT PRELIMINARY PLAN
PHASE III
PROPOSED ROW
PROPOSED CENTERLINE
PROPOSED EASEMENT
PROPOSED BUILDING ENVELOPE
PROPOSED LOT LINE
EXISTING 5' CONTOUR
EXISTING BOUNDARY
EXISTING EDGE OF RIVER
PHASE II, FILING 3
13
26z 27
- N47'43'00"W
169S'y.14 �
\ \ \._
A= 7O'26' "
R=200.0014
25 L=2661.47
CHB=S24'O1'17"E
C=230.68
/,
C=289.42
S59'14'24"E
485.53
/23
/
S59'14'24"E
485.53.
/ 22
i
/ 61
N55'32'17"E
85.78
L -
V 35 /
/
4=65'17'12"
R=200.00
L=1016.00
CHB=N88'10'53"E/\
33 / C=215.76
< 37
/
� V
/ 38
A=59'49'58" /
R=200.00
L=2661.47
CHB=S89'09'23"E
C=199.49
S59'10'31 "E
464.65
40 %
559'10'31"E / / 44/
464.65 ,.6
C. a1 /w
I
�\J
/ 58 1
1
/
\ \ J1
57 -
//
55
/
/ 54
/
/ 5\
/\ '/,=47'17'26"
\ R=200.00
52 L=1016.00
CHB=S35'31'48"E
/C=160.43
PHASE I
GOLF COURSE PAR
PHAS
CLUBHOUSE
PRO SHOP/OFFICE
PHASE II, FILING 1
PHASE I
GOLF COURSE PARCEL 6
//
/=85'4022"
R=325.00 17
L=2661.47
CHB=N76'42'21"E'
C=441.94
16
r
/85'40122"
R=325.00
L=2661.47
CHB=N 76'42' 21 "E
C=441,94
14 M1
A=24'07'59"
R=175.00'
L=73.71
-CHB=531'29'40"E
C=73.17
=27'11'53'
R=175.00
L=83.07
CHB=N33'01'37"W
C=82.29
11 /
DRIVING
RANGE
PHASE I
GOLF COURSE PARCEL 6
N 43'33'40"W
61.19
N33'52'10"E
231.99
1 tiJ
' b' jS70'34'19"W
25.227
v=27'47'30"
R=175.00
L=84,88-
CHB=556'40'34"W
C=84.0
4=37'24'07"
R=262.00
L=2661.47
CHB=N52'34'13"E
C=168,01
O
O
O
50.0' KINDER MORGAN GAS LINE
EASEMENT
100.0' XCEL ENERGY OVERHEAD
POWERLINE EASEMENT
40.0' ROBERTSON IRRIGATION DITCH
EASEMENT
150
0
79
GRAPHIC SCALE
150
300
600
( IN FEET )
1 inch = 150 ft.
a
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20 h,
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110
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04-04-07
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PROJECT NO.
2051019.00
PLAN -02
1:\Prolab\206\IDEA\DWG\Prell
NONE
■
■
LEGEND
PHASE II
PREVIOUSLY FINAL PLATTED
CURRENT PRELIMINARY PLAN
PROPOSED ROW
PROPOSED CENTERLINE
PROPOSED EASEMENT
PROPOSED BUILDING ENVELOPE
PROPOSED LOT LINE
EXISTING 5' CONTOUR
EXISTING BOUNDARY
EXISTING EDGE OF RIVER
PRELIMINARY PLAN
IJ?ONDRIDCK PLANNh'D UNIT DEVELOPMENT PHASK III
A RESUBDIVISION OF FUTURE DEVELOPMENT PHASE III, OF THE AMENDED AND RESTATED FINAL PLAT OF IRON BRIDGE PLANNED UNIT DEVELOPMENT,
PHASE 1 RECORDED IN THE GARFIELD COUNTY CLERK AND RECORDER'S OFFICE AT RECEPTION NO. 654210., SITUATED IN GOVERNMENT LOTS 10, 11, 12, 15,
16, 17, 22, 23 AND 24 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO
SHEET 3 OF 3
PHASE II, FILING 3
40.0' ROBERTSON IRRIGATION DITCH
EASEMENT
161
64C‘.
■
PHASE I
GOLF COURSE PARCEL 3
<" 1@6'
K
171li
HQLE
PHASE I.
GOLF COURSE PARCEL 4
'446
COU$
U .
[\\ \\
! \
liE I \
PARCEL5
r%`->
PHASE II, FILING 3
COONN °A° r09-
NOTICE:' ACCORDING TO COLORADO LAW YOU MUST
COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN
THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST
DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION
BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED
MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION
SHOWN HEREON.
PHASE II, FILING 2
150
GRAPHIC SCALE
0 75 150 300
800
( IN FEET )
1 inch = 150 ft.
PHASE II, FILING 1
OAD #109
ADJACENT OWNERS:
1) RICK D. ROSSOW/MELANIE G. ROSSOW - 25 WESTBANK ROAD - GLENWOOD SPRINGS, CO 81601
2) F.E. & VIRGINIA (J.T) COLLINS - 525 COUNTY ROAD 109 - GLENWOOD SPRINGS, CO 81601
3) KN ENERGY, INC. - P.O. BOX 670 - GLENWOOD SPRINGS, CO 81602
4 PS WARDEN FAMILY LLLP - 125 C. R. 167 - GLENWOOD SPRINGS, CO 81601
5 CHERYL LYNN TASSOS - 183 C.R.167 - GLENWOOD SPRINGS, CO 81601
6 DOUGLAS MOCHRIE - 2255 CR 167 - GLENWOOD SPRINGS, CO 81601
7) THOMAS P. DYKEMA AND JOAN E. DYKEMA 267 CR.NO. 167, GLENWOOD SPRINGS, CO 81601
8) ROBERT J. AND BEATRICE E. YOUNG, 0311 CR 167, GLENWOOD SPRINGS, CO 81601
9) DOUBLE R. PROPERTIES, 0989 CR 117, GLENWOOD SPRINGS, CO 81601
10) SUZANNE DAMERON 383 CR.NO. 167, GLENWOOD SPRINGS, CO 81601
11) NATALIE J. GARDNER, TRUSTEE UNDER TRUST DECLARATION
DATED 8/19/96 405 CR. NO. 167, GLENWOOD SPRINGS, CO. 81601
12) HERBERT L. & NATALIE J. GARDNER - 405 COUNTY ROAD 167 - GLENWOOD SPRINGS, CO 81601
13) JAMES P & MARY K WENTZEL - 427 COUNTY ROAD 167 - GLENWOOD SPRINGS, CO 81601
14) GARY & ELIZABETH SCHENK - 4109 KOMES COURT - ALEXANDRIA, VA 22306
15) SCOTT A. AND JONI MCCONAUGHY, 515 CR 167, GLENWOOD SPRINGS, CO 81601
16) DAVID H & JILL C.H. McCONAUGHY - 515 COUNTY ROAD 167 - GLENWOOD SPRINGS, CO 81601
17) HAYES KARAL SCHLUNDT - 497 COUNTY ROAD 167 - GLENWOOD SPRINGS, CO 81601
18) KEN KRIZ, 483 CR 167, GLENWOOD SPRINGS, CO 81601
I
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IRONBRIDGE P.U.D.
OVERALL GRADING PLAN
GR
NOTE:
100
0
50
GRAPHIC SCALE
100
200
400
( IN FEET j
noh = 100 ft.
1. CONTRACTOR TO FIELD VERIFY LOCATIONS OF EXISTING UTILITY MAINS AT CONNECTION
POINTS.
2. CONTRACTOR AND OWNER ARE RESPONSIBLE FOR FOLLOWING ALL CONDITIONS OF THE NPDES
PERMIT AND APPROVED STORM WATER MANAGEMENT PLAN THROUGH OUT THE PROJECT.
3. NPDES PERMIT NUMBER: COR -036006.
4. CONSTRUCTION SHALL BE PER INTERNATIONAL BUILDING CODE, IBC, — APPENDIX J.
5. ALL EROSION CONTROL BLANKET TO BE NORTH AMERICAN GREEN SC150 OR
EQUIVALENT
6. CONTRACTOR TO FIELD ADJUST ANY AND ALL SILT CONTROL FENCE TO BEST
ACCOMADATE AND CONTROL SEDIMENT RUNOFF TO THE ROARING FORK RIVER.
GR -3
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PROJECT NO.
2061064.00
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LB ROSE RANCH, LLC e•CCIu&T HIGH COUNTRY ENGINEERING, INC.
GARFIELD COUNTY, CLOLRADO T.-A , , � I, DRIVE
.\i 14 INVERNESSEDEE8 9ST, STE
FAX, NG EWO D, CO 80112
IRONBRIDGE �HC'E i
GRADING PLAN m 6L ` 1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 81601
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W W/ / W w// �// 0 W// // v �v�v
CENTERLINE
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PROPOSED ASPHALT
A 5932 662
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LOT �� ` "5931.73p % W / x� LOT 4 r. /W / W NV W //W / w v , ��
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EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
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0 25 50
100
200
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1 iiicli - 60 ft.
In MI
5620
5500
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SCF
LEGEND
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR
LOT LINE
STREET ROW
SHOULDER, FLOWLINE,
EDGE OF SHOULDER
CENTERLINE
PROPOSED ASPHALT
FLOW DIRECTION
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
CONCRETE WASHOUT AREA
INLET PROTECTION
OUTLET PROTECTION
SILT FENCE
VEHICLE TRACKING CONTROL
EROSION CONTROL BLANKET
SEEDING & MULCHING
SURFACE ROUGHENING
6.00' X 6.00' X 1.31' TYPE L
RIPRAP
NO. DATE REVISION BY
1 0404-07 CLIENT CHANGES RCE
CLIENT CHANGES
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J
0 W
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CO W 0
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PROJECT NO.
2061064.00
GR -2
ts\206\1069\DWG \Prelim 14ns\CA3dµ 9/3/20071. B'.09 R1
MATCH TO GR -2
/
LOT 23
C
5923.898
5913.740
5925.374
W
■� LO'T
wit4,
5926.005
Lv
5927.876`
94
5928.192
5929.040
LOT 25
r i
5919.241
5930.894
5930.175
5929.903
5934.319
933.170,
5915.981 '.
•
\ ,
5940.321
5937.021
y
5934.350
5932.303
¥5932.491
5933.926'
5912.843
1
5936.744
1
•
5916.343 \
6.00'x21.00'xl.31'
TYPE L RIP RAP
•
5937.692
5945.112
38.094/
)K5933.718 \
5946.024
1 5936, 750
5937.4471
5936.661
5936.421
1'
5934.557
5940.889
/
r _QT
N5933.817
5932.159
P
5954.196'
\
•
•
5955.160,
5952.287
5941.622
5934.585
5933.392
5917.657
I
\/ \
5935.523
1
1
1
50
0
25
KEYMAP
SCALE: 1"=500'
GRAPHIC SCALE
5o
100
200
( 1N FELT )
1 imAl _ 50 n.
5620
110.
5500
SCF
LEGEND
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR
LOT LINE
STREET ROW
SHOULDER, FLOWLINE, EDGE OF PAVEMENT
CENTERLINE
PROPOSED ASPHALT
FLOW DIRECTION
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
CONCRETE WASHOUT AREA
INLET PROTECTION
OUTLET PROTECTION
SILT FENCE
VEHICLE TRACKING CONTROL
SURFACE ROUGHENING
SEEDING & MULCHING
EROSION CONTROL BLANKET
6.00' X 6.00' X 1.31' TYPE L RIPRAP
NO. DATE REVISION BY
1 04-04-07 CLIENT CHANGES RCE
CLIENT CHANGES
LU
0
mX
• Cl
Uo
Z
0
��1
V Oa
O�
Z W
J
Zo
W cis
Z N4
4.
►n Wa
a
Z
W to
WB
or 0
re as
Z co t
Za
0
Uz
T -
0
U
w
x
U
2
J
F-
0
0
to
rol
0
unn
tO
U
tO
0 Op
LI -
17)
0
03 Z
PROJECT NO.
2061064.00
PCR
STA 42+86.55 (61.96) R
FL ELEV 5932.60
PCR
STA 42+30.06 (30.20) R
FL ELEV 5933.54
PCR
STA 42+00.80 (13.00) R
FL ELEV 5934,03
L=462.01
R=550.00
A=30'30'34"
CB=N32'27'43"W
C=289.42' BEGIN CONSTRUCTION
STA 38+19.99 -
L CL ELEV 5935.74
N 47'43'00"W
169.14 LF
KEYMAP
SCALE- 1"=500'
PCR
STA 43+38.20 (30.50) R
FL ELEV 5933.12---1--
44+34 44+00
PCR
STA 43+26.01 (45.79) L
FL ELEV 5935.44
PCR
STA 42+00.80 (13.00 L) -
FL ELEV 5934.03
[ PCR PC
STA 42+30.06 (30.20 L) STA 38+22.20
FL ELEV 5934.74 CL ELEV 5935.36
CENTER CUL-DE-SAC
RIVER BEND WAY STA 42+84.21
= BLUE HERON DR STA 60+50.00
= RIVER BEND WAY NW STA 45+50.00
CL ELEV 5933.45
PCR
STA 42+67.24 (59.63 L)
FL ELEV 5935.71
PT
STA 41+15.07
CL ELEV 5933.53
W N
U LyW
zrOp
jOOD
°wzi=
cLoYD
Z1aw
p0im
a�=W
of -2
zwoOZ
Drhce
mOQLi
. WaA
U Wa
NO. DATE REVISION By
1 04-04-07 CLIENT CHANGES RCE
RIVER BEND WAY
GRA I'IIIC SCAM':
60.00' VC
-I
PV STA = 42+25
PV ELEV = 5934.63
A.D. = 0.03
K = 40.000
75.00' VC
CLIENT CHANGES
}
Ui
2
U
i
J
h
0
N
0
N
N
w '-
Q
0
o_
w
I
z
2
w
z
Ir
F
z
0
U
T
N
O
CO
0
0
Ii
N
li. 4
E I�f
toQ N
W�
m
W�a
8
trim
Z
C.
08
h
O
ILZ
-nX
�O
":O
Wh
W
0
r
PVI STA = 40+60
PVI ELEV = 5932.9
co
A.D.=0.02
u'? 0 K = 37.500 0
0 rn
1
w w --T--__ _- -------7
> > 0
5930
EXI
AT
TING GRADE
CENTERLINE
43+00 42+00 41+00 40+00 39+00 38+00
0
0
UEtj
j - o W
let
U� OO
z Z
LLI 0 co
U 0W
m° re}
J :
CD
P&P STA 38+19.99 TO 42+84.21
PROJECT NO.
2061064.00
PPRDO 1
Iii .-
PCR
STA
PCR FL ELEV
STA 60+32.70 (59.54 R)
PCR FL ELEV 5933.12 ��''
STA 56+38.40 (30.20 R) PCR CENTERLINE INTERSECTION /,,V
FL ELEV 5933.38 STA 71+38.94 (60.66 R)
rem - �4 `'� FL ELEV 5934.27 _BLUE HERON DR STA 60+50.00 . 0
STA 76+04.15 (30.20 R) ,.� RIVER BEND WAY STA 42+84.VER BEND WAY STA 0211 I�
FL ELEV 5934.66 i T ♦ CENTERLINE INTERSECTION CL ELEV 5933.45 0':
46+36.76 (1300 L)
5932.60
PCR'
(45.79
FLT E60+0LEV 83054L)T''
T`:� �
/
\\` \\ / i
/
/i ,,, / N,.,
�-� j�
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
OR 534-06700 IN METRO DENVER
CALL 2 -BUSINESS DAYS IN ADVANCI
BEFORE YOU DIG, GRADE, OR
EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES
BLUE HERON DR STA 71+51.78
=RIVER BEND WAY STA 56+92.56 7'
=RIVER BEND WAY STA 75+50.00 .N
PCR
\
'�z
CL ELEV 5936.30 STA 61+04.15 (30.20 R) 1 >' d\
FL ELEV 5935.44 IIr -. 5 ",'
PCR F
Ltt
/
( ) PCR /�
STA 70+97.63 30.20 R
FL ELEV 5936.59 STA 61+35.78 (13.00 R) r
_ ..
FL ELEV 5936.52 r'
PCR •
p
70+68.36 R) L=1016.00
1 04.0407 CLIENT CHANGES
x
�
STA (13.00 P T
FL ELEV 5938.15 R=200.00
/41 - KEYMAP
STA 61+35.78
N PT , O \ D=47'17'26" PC CL ELEV 5936.88-
�_ ���� STA 69+93.40 C6=N35'31'48' W STA 63+63.67 7
CL ELEV 5940.48 C=160.43' CL ELEV 5945.78
"N \ /
SCALE 1"=500'
> PCR
STA 60+66.97 (59.63 L)
FL ELEV 5934.74
N PC PCR STA 68+28.32
STA 71+64.98 (60.58 L) CL ELEV
FL ELEV 5935.99
PCR O
STA 70+97.63 (30.20 L) xOp J
N59'10'31 "W
5940.97 464.65
H
LF
_1
H H
� / / PCR
15 (30.20 L)
STA ELEV
I / ` L ELEV 5935.71
/ 4 X�O PCR
_J
FL ELEV 5937.48
PCR \
_.-
J.,
L
STA 61+35.78 (13.00 L)
�/ 555'32'17"W FL ELEV 5936.52
85.78 LF
_
STA 70+68.36 (13.00 L) -^
FL ELEV 5938.15
0
g
68+00 I 67+00 I 66+00 1 65+00 I 64 00 6 y
'53'05"W
N 11
\
158.38 LF
C
- 1
1
P -1ra=65'017'102"
L=1016.00
CB=S88'10'53"W
C=215.76'
rl
BLUE HERON DRIVE
50
GRAI'IIIC
0 25 50
SCAI,Ii;
100 200
IN l'01M1 i' )
1 i ncl' 50 ff.
---------
---
5960
so.00'
vc
117.56'
vC
5960
LB ROSE RANCH, LLCvsk LIA,), HIGH COUNTRY Et
RFIELD COUNTY, COLORADO 4'0" A
.r I,�- � c
14 INVERNESS DRIVE EAST,
IRONBRIDGE ' H OE !' PHONE (303) 925
�1. z E AVENUE, STE 1
c =
BLUE HERON DRIVE ti (� ,�� 1517 BLAKPHONE (970) 945
'STA 60+50.00 TO 71 +51.78 �NEER�� WW\
s
62170
-
-_
-
+
i
PVI STA =64-+1
�
V1
_Ly
5955
9D.UU`
04-VC
90.00'
VC
PVI ELEV =
A.D. = 0.04
K-23.422
5946.84
PVI
ELEV = 5944.84
A.D. = 0.06
K-2$,600
5955
PVI STA
ELEV
AJ
=
=
= 004
69+35
5942.C4
PVI STA
PVI ELEV =
66+�" 3
5939122
Ocin
cp.-
O
r-
a)PVI
°D
5950
K
= 24725
j4.D -
K = 23.122r
0♦04
,n
in
CO
os •+�
N-
as
lil
con
G;w
N
NO
co
5950
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::
5945
5945
0
La
LI
w
m
m
EXISTING
AT CENTERLINE
GRAPE
u
v
CA
>>
i
_
z
co
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11111
`
5940
1
-
.::
�
5940
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004
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AT_CENTERLINE
GRADE
o
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5935
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0
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u)
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5930
5930
oz
u
w(i)
a05
60.00'
VC
la:
oW
1(7)o
OO
`--
cc
��
5925
-
F
z
��'
Z o 0 D
w w
PVI
PVI ELEV
STA H
=
61+80
5938.65
Z+
0¢
N
5925
Z
Jwmm
r�
0
BLU
E HEREIN
DRIV
K�=20.847
U
�
(c) 11C
� � �
-
5920
Z,--
0
-
m Iii Xi d
STA p0+50.00
lf'O 71+51.78
SC/ E.
z-
0 o
i
M
5920
Q to
ca
1" 50 HORIZONTAL
Zothtti
Ct
_
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a,
c _
w
f- w>
j
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5915
��
1 =5VER
ICAL
ZD--
wm
cz ISI
U
5915
PROJECT NO.
2061064.00
r
5910
5910
PPRD-02
72+00 71+00 70+00 69+00 68+00 67+00 66+00 65+00 64+00 63+00 62+00 61+00 60+00
/' /
/
PCR /
/
"STA 99+43.93 (13.00 L) / /
/
' c / FL ELEV 5929.95 / / /
/j
PCR /
STA 84+78.79 (13.00 R) WT ,WT
FL ELEV 5929.44 Ss /
/
�,
\ VT
_--t---
01
.)--_,N,
CALL U
CENI
1-8'
OR 534-0
CALL 2-BUE
BEFORE
UNDERGR(
EXCAVATI
onom
STA 81+04.92
� � iiiiiii/--------
r �,
-
_ • • v T CL ELEV 5932.14
' •PCR \ �>
, STA 99+43.93 (13.00 R) %•
- /
ss s ��. I\ /
►.
,
"
• FL ELEV 5929.95- /�
PAN FL ss
�' STA 85+31.97 (16.00 R) ♦ �� / �
FL ELEV 5929.72 �� .;��
PCR f -' `/` PAN FL
�/
A /
v L
Ss ���
/ / �� � /
/ / v ss / /
/ / / / ., 7� ,o, v / /
/
�lvt�
CENTERLINE INTERSECTION
RIVER BEND WAY NW STA 75+50.00
=BLUE HERON DR STA 71+51.78
=RIVER BEND WAY STA 56+92.56
STA 85+60.37 (13.00 R) �tA�/ _ "/ STA 85+07.19 (16.00 R)
FL ELEV 5929.98 / FL ELEV 5929.59
SS /
WT V /\
/ ;
zo / ��
/ OX
d
/
�a / ,�
\� �� INTERSECTION
'a, RIVER BEND WAY STA
PT =LONG SHADOW LANE
/ / // �; �/ /
/ / �\\� /
ss
L=2661.47 /
R=325.00 �/ /
/
`4=85'40'22" / �� �' s
/ - �. w s PCR
C6=S76'42'2i"W ir \ \
r .STA 76+04.15 (30.20 R)
C=441.94' // Ss \, ,a � FL ELEV 5934.66
r / / \ � \ PCR
85+19.58 / / / / v � �\ STA 76+33.41 (13.00 R) _
STA 99+87.51 / �. le FL ELEV 5935.32
CL ELEV 5936.30
KEYMAP
SCALE- 1"=500 '
PCR
STA 75+47.57 (61.95 R)
// FL ELEV 5933.38
_ J
NO. DATE REVISION
1 04-04-07 CLIENT CHANGES
/ / STA 85+90.88 CL ELEV 5929.99
�/ �' / ,' / CL ELEV 5930.60
/ �0�.
/ x
/
/ lot A ss
// / > ss v v A wr
/ // N60'27128"W / w•
M\
/ / 554.92 LF ��
, ."'
' -
..0. A�
/ /
/ o
Flo /
/
v
/ 533'52'101'W
. /
./231.99 LF
-/
PCR 4/1.-.O
STA 76+33.41 (13.00 L)/
FL ELEV 5935.32 / ?
/ o
PCR k'
STA 76+04.15 (30.20 L) �,
•
�(t:p /
�' �/
//
�'� • /
/ FL ELEV 5935.99'
/ .' �Xi
\
PCR/ so
STA 75+36.80 (60.58 L) II a_
FL ELEV 5937.48 �
/ /// N
RIVER BEND WAY c PK,_ ,
50
GRAPITIC
0 25 50
SCAI,P
100 zoo
�1 0 .t ( IN FEET )
1 inch - 50 ft.
5950
Ii
5950
120
00' VC
ii
-
L
-
5945
PVI
STA
= 8,+19
5945
Le
oa �-
PVI
'
ELEV
A.D.
K =
= 5931.69
= 0.05
233]4
100.00'
VC
5940
■
+
n
�°
m
PVI
PVI EL
,
ITA =
V =
■, -
84+60
5929.48
0 •
-
5940
.,,
■
Uv
SVCS 86+8.65
BVCE 59311.174
SCSTA 85+90.88
CL E`LEV 5930-60
I,
VCS: :5+09.56
VCE: .929.90
K
= 62.370
BVCE: 5929.851
CS: 84+09.
1
D WAY STA 75+50.00
RON DR STA 71+51.78
END WAY STA 5642.56
N - LB ROSE RANCH, LLC �GCIUtiT HIGH
o GARFIELD COUNTY, CLOLRADO �� �'A
p"61 frlIRONBRIDGE 'H H CE I-
6 ? z RIVER BEND WAY cc‘
0'
° P&P STA 75+50.00 TO 88+00.00
r;
5935
_ `'
-
-
5935
_
■
■
PROPOSED
P
ENTER_INE
GRAD
-
5930
A
- _
<
c
-
5930
5925
___i__
`a.
o
L...,
v,
z
QS
to
5925
AY STA 85-
�N77 SANE St
EXISTING
'GRADE
in c.)in
I
I
r-
CEINTERLI I
RIVER BE
=BLUE H
=R VER
CL ELE V
5920
m
CENTERLINE
5920
�
I
R R/E
R B ENO
WAY
5915
I STA
75+50.00
TO 8+00.00
5915
5910
-
,_
1" =
SCALE:
HORIZONTAL
5 VERTICAL
5910
5905
I
I
5905
It
I
I
I
I
I
5900
,
5900
88+00 87+00 86+00 85+00 84+00 83+00 82+00 81+00 80+00 79+00 78+00 77+00 76+00 75+00
I
/
PROPERTY
BOUNDARY
571'16'17"W
75.02 LF
7g7x/. PC
00 STA 89+93.90
CL ELEV 5947.22
TIE TO EXISTING
STA 90+21.01
CL ELEV 5948.50
i
•
•
`s
I,
i
L= 2661,47
R=262.00
4=37'24'07"
CB=S52'34'13"W
C=168.01'
a
PT
STA 88+22.87
CL ELEV 5937.94
RIVER BEND WAY
i
50
KEYMAP
SCALE: 1"=500'
GRAPHIC SCALE
0 25 50 100 200
IN FEET )
1 It =
5960
59.55
I-
rt
5960
0(13
0
n
159.00' VC
5955
5950
5945
5940
59.35
5930
CA
0
w
0
0
0)
w
>
w
'VI ST = :9+16
PVI ELE'J = 594330
A.Dk = 0.31
K = 119.252
•
5950
5945
5940
5935
5925
5920
RIVEFt BEND WAY
STA 8$+00.00 TO 90+21.01
SCALE::1" - 50 HORIZON -TA
1" = 5 VERTICAL
a
rn
N
00 M
c4
N In
+>
CO
COJ
C
�LJ0
r a
4
J
5930
5925
5920
5915
5915
5910
F
i
5910
91+00 90+00 89+00 88+00
IA U wt�
Z zwix Z Q~7
z Oc�
oLdzp
8o2 Qy7
40rn}_ 0205
00 N i acD=w
z° N z moF�
r0 o Uzmz
J1 b o w0oz
r Lon 9
�Z pOp o ����
_iw ^ v 050 >U`
Et
QU N Nisr=w
U O 4mWz
U
NO. DATE REVISION BY
1 04-04-07 CLIENT CHANGES RCE
CLIENT CHANGES
0 Z
0
M.. i N
ct
J m J D
m J I— N CO
m F
o v
a D
z
z
2
w
14z
W
z
0
U
x
0
rr
0
0
'C
U "J
Jo W
U� OO
zz
W
m
po o
ix
m_I re 1,1
J LT.
0=
CD
P&P STA 88+00.00 TO 90+21.01
PROJECT NO.
2061064.00
PPRD-04
PT
STA 48+67.18
CL ELEV 5929.68
L=2661.47
R=200.00
A=7026'14"
CB=N24'01'17"W
C=230.68'
53+00 + 52+00
1+00 50+00 49+00
PCR
STA 56+09.14 (13.00 R)
FL ELEV 5932.72 /
I /
PCR
STA 56+38.40 (30.20 R)
FL ELEV 5933.38
p
1 I I 1
/ / N59'14'24"W PCR N
L=2661.47 485.53 LF STA 46+36.76 (13.00 L)
R=200.00 FL ELEV 5932.06
/ PT
A=59'49'58"
STA 55+61.56
0 / CL ELEV 5931.41 CB=N89'09'23"W /
PC
o C=109.49' 4
PCR STA 46+21.31
CL ELEV 5932.60
STA 56+09.14 (13.00 L)
FL ELEV 5932.72
560'55'38"W
130.99 LFPCR
PCR STA 46+03.99 (30.49 L)
STA 56+38.40 (30,20 L) FL ELEV 5933.12
FL ELEV 5934.27
CENTERLINE INTERSECTION
RIVER BEND WAY STA 56+92.56
=BLUE HERON DR STA 71+51.78
=RIVER BEND WAY STA 75+50.00
CL ELEV 5936.30
N11 -11'50t
71.31 LF
STA 46+31,27 (13.00 R)
FL ELEV 5932.13
PCR
STA 46+04.26 (29.99 R)
FL ELEV 5932.60
CENTERLINE INTERSECTION
RIVER BEND WAY STA 45+50.00
=RIVER BEND WAY SE STA 42+84.21 KEYMAP
=BLUE HERON DR STA 60+50.00 SCALE. 1"=500'
CL ELEV 5933.45
RIVER BEND WAY
GRAPHIC SCALL
IN FEET )
1 incl] - 60 ft_
200.00VC
PROPOSED GRADE
AT CENTERLINE
EXISTING GRADE
A- CENTERLINE
RIVER BEND WAY
W
z
z
°oro
c8i'so,o
FO��
a0 N2
z
1-00
:ix 60
E Oo
Julco
JW V
<0 (r)
0
W
U Wg1
?DOn
°wZ'Z4r
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NO. DATE REVISION BY
1 04-0407 CLIENT CHANGES RCE
CLIENT CHANGES
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PROJECT NO.
2061064.00
PPRD-05
57+00 56+00 55+00 54+00 53+00 52+00 51+00 50+00 49+00 48+00 47+00 46+00 45+00
PCR
STA 96+07.44 (13.00 L)
FL ELEV 5929.78
PCR
STA 95+90,47 (22.90 L)
FL ELEV 5929.45
N46'37'33"
141.90 LF
CENTER CUL-DE-SAC
STA 95+50.0
CL ELEV 5929,71
95
PC
STA 97+74.97
CL ELEV 5931.28
L=83.07
R=175.00
A=27'11'53"
CB=N33'01'37"W
C=82.29
PT
STA 96+91.90
CL ELEV 5930.78
INTERSECTION
LONGSHADOW LN. STA 97+98.78=
RED BLUFF CR. STA 112+70.96
CL ELEV 5931.38
PCR
STA 84+78.79 (13.00 R)
FL ELEV 5929,44
PAN FL
STA 85+07.19 (16.00 R)
FL ELEV 5929.59
PCR
STA 99+43.93 (13.00 L)
FL ELEV 5929.95
7+00
N
N
r -
/ /
/ /
//
/
PCR
STA 95+90. (22.90 R)
FL ELEV 5929.56
I PCR
STA
'97+45.57 (13.00 R)
FL ELEV 5930.82
PCR
STA 96+07.44 (13.00 R)
FL ELEV 5929.78
00 •0+38
STA
S19'25'41"E
77.64 LF
PCR
98+47.05 (13,00 R)
FL ELEV 5930.68
PT
STA 98+52.61
CL ELEV 5931.00
L= 73.71
R=175.00
A=24'57'09"
CB=531'29'40"E
C=73,17'
LONG SHADOW LANE
- N43'33'S0"W
61.19 LF
INTERSECTION
LONG SHADOW LN. STA 99+87.51
=RIVER BEND WAY NW STA 85+19.58
CL ELEV 5929.99
PAN FL
STA 85+31.97 (16.00 R)
FL ELEV 5929.72
PCR
STA 85+60.37 (13.00 R)
FL ELEV 5929.98
PCR
-STA 99+43.93 (13.00 R)
FL ELEV 5929.95
PC
-STA 99+26.33
CL ELEV 5930.45
so
0
25
KEYMAP
SCALE. 1"=500'
GRAPHIC SCAT I'
50
100
200
( IN FEET )
1 inch 60 ft.
5940
5935
4-
1
4-
5940
4
5930
0.75%
5925
5920
PROPOSED
AT DENTE
GD
N
GRAD
LINE
CO L,
N Z co
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5915
5910
5905
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EXISTING GRADE
AT CENTERLINE
I-
a
PV
VI
>
STA = 97+
ELEV = 593
A.Q. = 0 02
K = 33 333
30,00 "C
87
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5935
5930
5925
5920
5915
5910
5900
5895
5890
L9NS SHADOW LANE
STA 95+50.00 TO 99+87 51
SCALE: 1' = 50 HOOZONTAL
1" F 5 VERTICAL
4-
5905
5900
5895
5890
95+00
96+00
97+00 98+00
99+00
100+00
00
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P & P STA 95+00.00 TO 99+87.51
PROJECT NO.
2061064.00
PPRD-06
5950
5945
5940
5935
5930
5925
5920
5915
5910
5905
5900
H
PT
STA 111+60.86
CL ELEV 5931.74
PCR
STA 111+07.44 (13.00 L)
FL ELEV 5930.84
PCR
STA 110+90.47 (22.90 L)
FL ELEV 5930.75
N42'46'49"E
110.86 LF
CENTER CUL-DE-SAC
STA 110+50.00
CL ELEV 5930.63
i
-J
P CR
STA 112+27,46 (13.00 L
FL ELEV 5931.90
L=84.88
R=175.00
A=27'47'30"
CB=N56'40'34"E
C=84.06'
PC
STA 112+45,74
CL ELEV 5931.31
PCR
STA 97+45.57 (13.00 R)
FL ELEV 5930.82
110
/
PCR
STA 110+90.47 (22.90 R)
FL ELEV 5930.77
PCR
STA 111+07.44 (13.00 R)
FL ELEV 5930.84
00
t
PCR
STA 112+16.62 (13.00 R)
FL ELEV 5931.55
RED BLUFF CIRCLE
PVI STA = 111+{99
PVI ELEV = 5932.12
A P 0.024
K = 29.588
60.00' VC
c0
.00%
EXISTING dRADE
AT CENTERLINE
I ROP USED GRADE
T CENTERLINE
3%
z
0
0
U
v7
Cr
w
h
RED BBUPF IC -LE
STA 110+50.00 TO 112+70.96
SCALE: 1" = 5? HORIZONTAL
1'=5VERT CAL
111+00
112+00
113
PCR
/ STA 98+47.05 (13.00 R)
FL ELEV 5930.68
L=83.07
R=175.00
a=27'11'53"
CB=N33'01'03"W
C=82.29'
N70'34/19"E
25.22/LF
INTERSECTION
RED BLUFF CIR STA 112+70.96
=LONG SHADOW LN STA 97+98.78
CL ELEV 5931.38
+00
7
t
H
KEYMAP
SCALE. 1"=500'
GRAPHIC SCAT)
25 50
'Co
Y
IN 1'I:1:I
1 inch - 50 it.
5950
200
z Z
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0032
w0
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a5=w
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Z00z
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z
r
NO. DATE REVISION BY
1 04-04-07 CLIENT CHANGES RCE
CLIENT CHANGES
5940
5935
5930
5925
5920
5915
to
o n
0 +
U0 J r
O
0 0Et
u- GU
Mitoo
rife;
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0 0 I1!
Lii o it0
mW {r] ,-
leit
Q
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C
a
PROJECT NO.
206106400
PPRD-07