town of timnathtimnath.org/wp-content/uploads/2014/03/2017-1-3-pc-packet.pdf · 03.01.2017 ·...

Town of Timnath Planning Commission

Regular Meeting Tuesday, January 3, 2017 at 6:00 p.m.

Regular Meeting will be held at the Timnath Administration Building, 4800 Goodman Street, Timnath, Colorado

1. Regular Meeting Call to Order

a. Roll Call Chairperson Philip Goldstein

Vice Chairperson Kristen Seidel Commissioner Donald Risden Commissioner Scott Roys

Commissioner Dick Weiderspon Alternate Marty Jost Alternate Don Nohavec

2. Amendments to the Agenda

3. Administrative

a. Determination of Alternate Voting (if necessary)

4. Public Comments a. Public Comment is a time for the Public to address the Planning Commission on

any item that is not on the agenda as a public hearing.

5. Consent Agenda a. Approval of the November 1, 2016 Planning Commission Meeting Minutes

6. Business and Discussion Items

a. Timnath Beerwerks Conditional Use-Public Hearing b. Land Use Code Amendments – Public Hearing

7. Reports (if available)

a. Commissioner Reports b. Town Manager c. Town Planner d. Town Engineer

8. Adjournment

Town of Timnath Planning Commission

Regular Meeting Minutes Tuesday, November 01, 2016 at 6:00 p.m.

Regular Meeting was held at the Timnath Administration Building, 4800 Goodman Street, Timnath, Colorado

1. Regular Meeting Call to Order

Chairperson Goldstein called to order the meeting of the Planning Commission on Tuesday, November 1, 2016 at 6:00 p.m. Present

Chairperson Philip Goldstein Vice Chairperson Kristen Seidel Commissioner Scott Roys

Commissioner Donald Risden Commissioner Dick Weiderspon

Alternate Marty Jost Alternate Don Nohavec

Others in attendance April Getchius, Town Manager

Brian Williamson, Town Planner Matt Blakely, Town Planner Kevin Koelbel, Town Planner Don Taranto, Town Engineer Jim Birdsall, TB Group Craig Harrison, Harrison Resource Edward & Cathy Settle, Resident Bob & Maryann Bjorwen, Resident

2. Amendments to the Agenda

None

3. Administrative a. Determination of Alternate Voting (if necessary)

i. All commissioners are present

4. Public Comments a. Public Comment is a time for the Public to address the Planning Commission on

any item that is not on the agenda as a public hearing. i. None

5. Consent Agenda

a. Approval of the September 6, 2016 Planning Commission Meeting Minutes. i. Chairperson Goldstein seeks a motion for approval of the September 6,

2016 Planning Commission Meeting Minutes. ii. Commissioner Risden makes a motion for approval.

iii. Commissioner Weiderspon seconds the motion. iv. Motion passes unanimously by 5-0 voice vote.

6. Business and Discussion Items a. Riverbend Sketch Plan -Public Hearing

i. Matt Blakely introduces the item as detailed in the staff report. ii. Jim Birdsall introduces the project and states that the property was

annexed and zoned with a conceptual plan 8 years ago and throughout that time changes have been made to the plan. With the annexation agreement that was approved the uses presented were allowed through that annexation agreement. The uses will be decided based on the sewer capacity, but the capacity could be less in the future based on uses throughout the line. The uses of an urban village, retail, restaurant has been a primary vision of the property. These uses require a higher density to thrive. The original design showed for the residential on the south side, but the idea is to bring it closer to the commercial with the hope of mixed use on the south side. The detail shown on the plan is more of a concept as the layout of the future tenants will change based on what tenants want.

iii. Chairperson Goldstein opens public comment. iv. Edward Settle, has a question about the Poudre River Trail and where the

location of it will be going? v. Bob Bjorwen, has concerns about the Poudre River Tail and the exact

location and get clarification to where it will end up. vi. Chairperson Goldstein closes public comment.

vii. Chairperson Risden has a question to if there are any businesses interested in the property to promt the changes?

viii. Jim Birdsall states that there has been interest from both the residential and commercial side.

ix. Vice Chair Seidel wants to know the difference between the 2008 concept plan and the current sketch plan.

x. Jim Birdsall mentions that the addition of community facilities and that the original concept plan had the bulk of the residential on the south side and the new plan has it up closer to the retail and restaurant.

xi. Vice Chair Seidel is curious about if the southern and middle potion would be all residential.

xii. Jim Birdsall states that the intention is that the south will be commercial and that the sewer master plan wouldn’t allow for all residential so the constraint will be put on residential.

xiii. Vice Chair Seidel asks if the commercial will be kept since the original plan was to keep commercial on the property.

xiv. Alternate Jost asks that if the property is driven from market demand that the market is leaning towards residential and not commercial.

xv. Jim Birdsall states that commercial is still needed along the I-25 front and will still be sought after.

xvi. Mr. Blakely states that the north half of the property is zoned commercial and the south half was mixed use which was 20 acres. The proposed residential is now 9 acres instead of the 20.

xvii. Chairperson Goldstein asks what kind of residential is proposed xviii. Jim Birdsall states that a higher end apartments is the residential being

proposed. xix. Chairperson Goldstein asks if there would be any chance of condo’s xx. Jim Birdsall states that with the current laws in affect that there would

not be any condos at this point. xxi. Alternate Nohavec asks if the sewer master plan would be allowed to

expand the residential area.

xxii. Jim Birdsall states that there is enough capacity for the residential and the commercial at this point and the mixed use will have to be looked at during a future date.

xxiii. Mr. Taranto states that there is a peaking effect between commercial and residential and when the sewer gets used from each use. This sewer master plan is also being looked at and being updated. Multi-Family wasn’t a contemplated used during a master planning which was originally contemplated as single family residential.

xxiv. Mr. Blakely responds to Mr. Settle & Bjorwen’s question about the Poudre River Tail as that the alignment through the Riverbend property is correct. As for the alignment through the county properties the Prost Plan shows the alignment being contemplated along the east side of properties along 3F and that the exact alignment will be a collaboration between the Town and the County.

xxv. Craig Harrison states that there is an agreement with the Town that states the trail exits the property at the southeast corner of the property and that it won’t go along 3F south of the Riverbend property.

xxvi. Vice Chair Seidel asks if the surrounding properties are in the County or the Town?

xxvii. Mr. Blakely states that the Riverbend portion is the only piece in the Town limits.

xxviii. Vice Chair Seidel has a question about buffering to those county properties?

xxix. Jim Birdsall states that the buffering will come at the site plan process, and that the owner is aware that buffering will be required.

xxx. Mr. Williamson states that once each property develops that staff will look closer at the buffering to surrounding properties.

xxxi. Alternate Jost asks if there will be a traffic signal at Signal Tree and Harmony Rd?

xxxii. Mr. Williamson states that a full signal will be put at that intersection near the end of the year.

xxxiii. Chairperson Goldstein seeks a motion for approval of the Riverbend Sketch Plan.

xxxiv. Vice Chair Seidel makes a motion for approval. xxxv. Commissioner Risden seconds the motion.

xxxvi. Motion passes unanimously by 5-0 voice vote.

7. Reports (if available)

a. Commissioner Reports i. Chairperson Goldstein has seen the sign being proposed on the Harmony

Road Bridge and it looks great and can’t wait to see it be installed. He also commends staff on the Reservoir open house and that it was well attended.

b. Town Manager c. Town Planner

i. There is a Northern Colorado Open Space Board meeting on November 9th and Planning Commission is more than welcome to attend.

ii. There is no meeting on the 15th of November. d. Town Engineer

8. Adjournment

a. Chairperson Goldstein seeks a motion to adjourn. b. Vice Chair Seidel moved to adjourn the meeting. c. Commissioner Weiderspon seconded the motion. d. Motion passed unanimously by 5-0 voice vote.

Chairperson Goldstein adjourned the November 1, 2016, Planning Commission meeting at 6:56 p.m.

TOWN OF TIMNATH PLANNING COMMISSION ___________________________________ Philip Goldstein, Chair ATTEST: _________________________________ Kevin Koelbel

PLANNING COMMISSION COMMUNICATION

Meeting Date: 1/3/2017

Item: Conditional Use Permit for Timnath Beerworks, a micro-brewery located at the Feed & Grain, 4138 Main Street.

Presented by: Matt Blakely EXECUTIVE SUMMARY: Conditional Use Permit application to allow for a micro-brewery at the Feed &

Grain which is in the B (Business) zoning district. The brewery will renovate units C & D of the Feed & Grain and turn them into the brewery and tasting room. The use being proposed, Micro-Brewery, is a permitted use in the Business zoning district as a conditional use. Therefore the applicant is requesting a conditional use permit to allow the Micro-Brewery. The hours of operation are intended to be 12:00 p.m. to 8:00 p.m. 6 days per week. There will not be any food cooked or prepared on site, but the applicant has suggested that they may team up with local food trucks to provide food for customers.

STAFF RECOMMENDATION: Staff recommends the approval of the conditional use with the conditions: -The hours of operation cannot exceed 9 p.m.; -The number of food trucks cannot exceed 1 at a time unless a special events permit is issued by the Town; -The food trucks can only utilize the Feed & Grain property or 3rd Ave west of the alley; -Food truck operation is limited 11:00 a.m. to 7:30 p.m. unless a special events permit is issued by the Town; -Any outside music cannot exceed 7:30 p.m. -Future conditions may be brought up by Planning Commission or Town Council KEY POINTS/SUPPORTING INFORMATION: Owner: Charlie Bay Applicant: Craig Miller Legal Description/address: 4138 Main St. Application Type: Conditional Use Case Number: CU-2016-001 Parcel Size (Acres): .66 ac Building total (SF): 8,348 Existing Zoning: B - Business Proposed Zoning: Business w/ Conditional Use Existing Land Use: Vacant Building Proposed Land Use: Micro-Brewery Process Schedule

Task Description Date Application Submitted 10/31/2016

Acceptance of Application 10/31/2016

Referral Agency Notification Referral comments were due by 11/11/2016 10/31/2016

Comments Issued 11/18/2016

Planning Commission Public Hearing 1/3/2017

Town Council Public Hearing 1/10/2017

SERVICES:

Water: Fort Collins – Loveland Water District Sewer: South Fort Collins Sanitation District Fire: Poudre Fire Authority Special Districts: None

Adjacent Zoning/Land Uses:

Direction Zoning Land Use North B Timnath Post Office South R-1 Single-Family Residential East MU Vacant West R-1 Single-Family Residential

Application Description: Site Location & Layout: The project is proposed at 4138 Main St., which is currently zoned B, Business. There are 18 total parking spaces (1 ADA compliant). The required parking for this use is 29 spaces. In the Business zoning district on site parking is not required. This use will utilize some on site parking and will utilize Main Street, 3rd, and Kern Street and overflow parking.

Conditional Use Review Criteria (Land Use Code 2.9.8.8): In addition to all requirements of this Code, the site plan must meet the following review criteria:

A. The proposed conditional use shall comply with all regulations of the applicable zoning district unless accompanied by a variance approval in a separate action.

Response: This conditional use conforms with the Business zoning district as it is utilizing an existing structure that meets the zoning requirements

B. The proposed conditional use shall conform to the character of the area within the same zoning

district in which it is located. The use shall have no more adverse effects on health, safety, or welfare of the surrounding properties, or shall be no more injurious to property or improvements in the area than would any other use generally permitted in the same district. In making such a determination, consideration shall be given to:

1. The location, type, and height of buildings or structures; 2. The type and extent of landscaping and screening on the site; and

3. Whether the proposed use in consistent with any policy of the comprehensive plan that

encourages mixed use and/or densities. Response: This conditional use does not have adverse effects on health, safety or welfare to the surrounding properties. The use will be within an existing building which has an approved site plan.

C. Adequate utilities shall be provided. Response: The site in which the brewery will be on is currently served by the adequate utilities.

D. The proposed conditional use will not substantially impair the appropriate use or development

of adjacent property. Response: This conditional use will not impair the development of adjacent property as it is within an existing building on the site.

E. No significant traffic issues created.

Response: The use of a micro-brewery will create more traffic to the Old Town area, however it will not create a significant traffic issue. It is located adjacent to Main Street and adequate access is provided. Additional parking will be on Main Street and 3rd Ave.

REFERRAL COMMENTS: Returned with comments: Poudre Fire Authority, Timnath Engineering, Timnath Community Development, Safebuilt, Fort Collins Loveland Water District, South Fort Collins Sanitation District

RECOMMENDED MOTION: Finding that a complete application was submitted and reviewed in accordance with all applicable Town regulations, the application conforms with the mission and goals of the Timnath Comprehensive Plan, and all criteria outlined in Section 2.9.8.8. of the Timnath Municipal Code have been met, I move to recommend approval of the Timnath Beerworks Conditional Use with the following conditions:

a. The hours of operation cannot exceed 9 p.m.; b. The number of food trucks cannot exceed 1 at a time unless a special events permit is issued by the

Town; c. The food trucks can only utilize the Feed & Grain property or 3rd Ave west of the alley; d. Food truck operation is limited 11:00 a.m. to 7:30 p.m. unless a special events permit is issued by the

Town; e. Any outside music cannot exceed 7:30 p.m. f. Future conditions may be brought up by Planning Commission or Town Council

ATTACHMENTS: 1. Conditional Use Narrative 2. Approved Site Plan (For Reference)

Statement of Intent

It is our intent to establish Timnath Beerwerks at the Colorado Feed and Grain building at 4138 Main Street in Timnath, CO. Timnath Beerwerks will consist of a brewhouse and family-friendly tasting room located in units C and D of the Feed and Grain building totaling approximately 3762 square feet. The lease will comprise of an agreement spanning five years with options to extend. It is our hope that this business becomes a fixture in Old Town Timnath. Fitting in well to the mixed use and comprehensive plan, the building is well positioned between the River Walk experience and the Artisan Village in Timnath’s Dreambook. In the town’s comprehensive plan, it calls for a brewery close to the downtown core/Artisan Village. The retail space available for patrons will total approximately 2639 square feet while the brewhouse (not for seating) will be approximately 1123 square feet.

The Brewhouse

The 10 barrel brewhouse will be capable of brewing 310 gallons of beer at a time for the good people of Timnath and beyond. The beer will be fermented in handsome 10 or 20 barrel conical fermenters before being transferred to either serving tanks or kegs for consumption. After initial startup, Timnath Beerwerks estimates that it will be necessary to brew 2-4 times per week to keep up with demand. The brewing process itself takes approximately 4 hours followed by 2-3 weeks in the fermenter.

The Tasting Room

Patrons will enjoy tasty brews inside the former two-story art gallery surrounded by attractive exposed wood walls that formerly served as grain bins nearly a century ago. Local art may adorn the walls adding to the experience of our new friends (aka customers). The interior design of the space will be a marriage of old and new, wood and steel, art and music, light and glass. Early floorplans allow for 70 seats on the main level and 40 seats upstairs. Lucky folks who get to sit near the brewhouse will enjoy views of both the Colorado sunshine through an open all glass garage door and shiny stainless steel brewery equipment through large windows. Since Timnath Beerwerks will not cook any food, we’ll welcome local food trucks who will prepare a variety of fresh food for customers of the brewery. In addition to food truck service, we’ll have snacks available for purchase. Local treats like popcorn, salsa, cheeses, sodas and even ice cream (for the kids!).

The Details

• Hours of operation in the tasting room are initially expected to be 12:00pm to 8:00pm 6 days per week. Timnath Beerwerks may adjust these hours as necessary to meet demands during busy summer months or reduce hours during the off-peak months. It is not the intent of Timnath Beerwerks to have business hours past 9:00 pm.

• At inception, Timnath Beerwerks will employ 4-8 employees. This number could rise as we grow and our needs grow.

• Parking will take place primarily in the newly renovated parking lot of the Feed and Grain building where there are 22 designated parking spaces. Specific parking requirements for the space have not been received from the Town of Timnath. According to research, some standards for parking suggest 1 space per 3 seats while others recommend 1 space per 45 sq. ft. of retail space. Using that range, we’ll need to have between 31 and 59 spaces. Overflow

The Details (cont.)

parking will naturally take place in the downtown public parking spaces along Main Street and along 3rd Avenue adjacent to the building. It’s the desire of Timnath Beerwerks to find an additional overflow parking solution to keep parking away from residences; potentially coordinating with the owners of the gravel lot to the south (the Chinn family). We’ve reached out to the Chinns but have not heard back as of yet. Other solutions may include Mr. Ruybal’s lot to the southeast of the building. We have not yet reached out to Mr. Ruybal. Future improvements to the downtown core made by the town may also include additional parking. To ease the strain of parking on the town and its residents, biking to the brewery will be highly incentivized.

• Lighting improvements to the outside of the building will coordinate with the rest of the building, whose design and installation are currently underway. All exterior lighting, including landscape lighting, shall be shielded and directed downward, shall be located as low to the ground as possible, shall be the minimum necessary for security, safety or operations, and shall incorporate the use the motion detection to the greatest extent practical. No flood lighting, sodium lighting, or high intensity lighting shall be utilized. All exterior lighting shall comply with the County Building Code.

CO

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FOR BURIED UTILITY INFORMATION

THREE (3) BUSINESS DAYS

BEFORE YOU DIG

CALL 811

(OR 1-800-922-1987)

UTILITY NOTIFICATION

CENTER OF COLORADO (UNCC)

WWW.UNCC.ORG

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SUPPLEMENTAL GENERAL NOTES:

ABBREVIATIONS

LEGAL DESCRIPTIONBENCHMARK

C1.0

OWNER

SURVEYOR

CIVIL ENGINEER

SITE PLAN,

CONSTRUCTION & UTILITY PLANS FOR

TOWN ENGINEER Date

TOWN OF TIMNATH, COLORADODRAWING APPROVAL

REVIEW IS FOR GENERAL COMPLIANCE WITHTOWN STANDARDS. NO RESPONSIBILITY ISASSUMED FOR CORRECTNESS OF DESIGN.

SYMBOL LEGEND

SANITARY SEWER LINE

MAJOR CONTOUR

MINOR CONTOUR

CENTER LINE

EASEMENT

FENCE

EXISTING

UNDER GROUND TELEPHONE

WATER LINE

UNDER GROUND POWER

GAS LINE

RIGHT-OF-WAY

PROPERTY LINE

FLOW LINE

G

UP

UT

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SANITARY LINE

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OVERHEAD POWEROHP

EDGE OF ASPHALT

1

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RIGHT-OF-WAY

EASEMENT

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EUNDER GROUND POWER

UT


OHPOVERHEAD POWER

W

WATER LINE

XFENCE

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MINOR CONTOUR

MAJOR CONTOUR

CONCRETE SIDEWALK

CONCRETE SIDEWALK

FIRE SERVICE

EMERGENCY ACCESS BOUNDS

STORM PIPESTORM PIPE

SPOT ELEVATION

(

1

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SPOT ELEVATION

DIRECTION OF FLOW

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DIRECTION OF FLOW

STORM SEWER MANHOLESTORM SEWER MANHOLE

SANITARY SEWER MANHOLESANITARY SEWER MANHOLE

FIRE HYRDRANT FIRE HYRDRANT

WATER METER/CURB STOP WATER METER/CURB STOP

WATER VALVE WATER VALVE

WATER BEND WATER BEND

WATER REDUCER WATER REDUCER

SIGNSIGN

LIGHT POLE LIGHT POLE

TREE

ASPHALT/CONCRETE PAVEMENT

LANDSCAPE ARCHITECT

STATE OF COLORADO )

) SS.

COUNTY OF LARIMER )

THE FOREGOING AGREEMENT WAS ACKNOWLEDGED BEFORE ME

THIS___________________________________________DAY

OF,_____________________________, 2_______________________,

BY_____________________________________________

WITNESS MY HAND AND OFFICIAL

SEAL._______________________________________________________________________

MY COMMISSION

EXPIRES:___________________________________________________________________________________

NOTARY PUBLIC

PLANNING COMMISSION CERTIFICATE:

APPROVED THIS___________DAY OF,____________,2________, BY THE CURRENT PLANNING COMMISSION OF THE

TOWN OF TIMNATH, COLORADO.

_______________________________________________________________________________________

PLANNING COMMISSION CHAIRPERSON

(OWNERS NAME)

(TITLE)

CERTIFICATE OF OWNERSHIP:

WE CERTIFY THAT__________________________________________ ARE THE OWNERS OF THE PROPERTY.

PREPARER'S CERTIFICATE:

I, CODY GEISENDORFER, DO HEREBY CERTIFY THAT THIS SITE PLAN WAS PERFORMED BY ME OR UNDER MY DIRECT

SUPERVISION, AND THAT THIS SITE PLAN HAS BEEN PREPARED IN COMPLIANCE WITH ALL APPLICABLE LAWS OF THE

TOWN OF TIMNATH AT THE TIME OF THIS SITE PLAN AND WITHIN MY CONTROL AND IS ACCURATE TO THE BEST OF MY

KNOWLEDGE, INFORMATION AND BELIEF.

_______________________________________________________________________________________

CODY GEISENDORFER, PE

QUALITY ENGINEERING, LLC.

4138 MAIN STREET, TIMNATH, CO. 80547

28 JULY 2016

PORTIONS OF LOT 7, BLOCK2 AND LOT 7,

BLOCK 1 OF TIMNATH

VICINITY MAPVICINITY MAP

County Road 40

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C1.0.... COVER SHEET

C1.1.... GENERAL NOTES

C2.0.... SITE/UTILITY PLAN

C3.0... GRADING PLAN

C4.0.... DRAINAGE & EROSION CONTROL PLAN

C5.0.... SITE DETAILS

C5.1.... EROSION CONTROL DETAILS

L1.0.... LANDSCAPE PLAN

L2.0.... LANDSCAPE PLAN DETAILS & NOTES

1

2

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4' CDOT TYPE C

INV. IN (W,S,E) = 4872.16

INV. OUT (N) = 4871.00

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EXIST. 4' COMBO INLET

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INV. OUT (S) EXIST. = 4869.60

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EXIST. PLANTER

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7

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LINE TABLE

LINE #

L1

L2

L3

L4

L5

L6

L7

L12

L13

L14

L15

L16

L17

BEARING

N00°00'00"E

N89°39'50"E

N00°00'00"E

N89°36'32"E

S00°00'46"E

S89°37'23"W

S00°00'30"E

N89°37'05"E

S57°13'02"E

S50°00'38"E

N43°34'05"E

N50°00'27"W

N38°53'17"E

DISTANCE

9.00

19.00

27.01

21.28

5.00

21.32

54.50

17.01

13.02

18.15

36.07

21.18

20.73

LINE TABLE

LINE #

L18

L19

L21

L22

L23

L25

L26

BEARING

N49°58'31"W

S38°47'40"W

N00°00'51"E

N89°59'59"W

S00°19'09"W

N90°00'00"W

S00°00'00"E

DISTANCE

18.51

16.72

19.09

37.00

58.54

18.12

147.55

CURVE TABLE

CURVE #

C1

C3

C6

C7

LENGTH

3.943

3.910

4.930

3.141

RADIUS

2.500

2.500

2.000

2.000

DELTA

090.3782

089.6218

141.2198

089.9858

48

67

48

70

48

80

48

67

48

70

48

80

0+

00

1+

00

1+

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0+

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1+

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1+

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: 1+

80.42

ELE

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EP

: 1+

80.42

ELE

V: 4874.79

PROPOSED GRADE

EXISTING GRADE

Pipe

- (1

)

130.

42 L

F O

F 18

" HD

PE

@ 0

.50%

GR

ADE

EXIST. 4' COMBO INLET

GRATE ELEV. = 4874.90

INV. OUT (S) EXIST. = 4869.60

INV. IN (N) PROP. = 4869.60

PROP. 4' CDOT TYPE C INLET

RIM ELEV. = 4874.00

INV. OUT (S) = 4871.00

3.98'

2.24'

HG

L

HG

L

HG

L

HGL

H

G

L

100-YR WSEL = 4873.29

0+00

1+001+80

4867

4870

4880

4867

4870

4880

0+001+00 1+80

STATION

STATION

18" STORM

HO

RIZ

ON

TA

L C

ON

TR

OL

&

U

TIL

IT

Y P

LA

N

20'

SCALE: 1" = 20'

0 40'

N



BEFORE YOU DIG

CALL 811

(OR 1-800-922-1987)



WWW.UNCC.ORG

R

NOTE:

1.) ALL LINE AND CURVE TAGS ARE

FLOWLINE OR EDGE OF CONCRETE

UNLESS OTHERWISE NOTED

C2.0

GENERAL UTILITY NOTES

1. THE UTILITIES SHOWN HEREON ARE FROM VISIBLE SURFACE EVIDENCE AND FROM THE UTILITY

LOCATIONS PROVIDED BY KING SURVEYORS. THERE MAY BE BURIED UTILITIES ON OR ADJACENT TO

THIS PROPERTY THAT ARE NOT SHOWN DUE TO INSUFFICIENT SURFACE EVIDENCE. NO STATEMENT

IS MADE CONCERNING SUBSURFACE CONDITIONS OR THE EXISTENCE OF OVERHEAD OR

UNDERGROUND CONTAINERS OR FACILITIES WHICH MAY AFFECT THE DEVELOPMENT OF THIS

TRACT.

2. PRIOR TO START OF ANY WORK, THE CONTRACTOR SHALL VERIFY THE LOCATION, ELEVATION AND

MATERIAL TYPE FOR ALL EXISTING UNDERGROUND UTILITIES THROUGHOUT THE SITE AND AT THE

POINT OF CONNECTION. THE CONTRACTOR SHALL VERIFY THAT THE PROPOSED UTILITY SERVICE

WILL MEET THE INDICATED PIPE SLOPES AND IMMEDIATELY NOTIFY THE CLIENT REPRESENTATIVE

OF ANY CONDITIONS THAT WILL PREVENT CONSTRUCTION OF NEW UTILITY SERVICES AS INDICATED

ON THE PLANS.

TOWN ENGINEER Date



PO

RT

IO

NS

O

F L

OT

7, B

LO

CK

2 A

ND

L

OT

7, B

LO

CK

1 O

F T

IM

NA

TH

4138 M

AIN

S

TR

EE

T, T

IM

NA

TH

, C

O. 80547

TIM

NA

TH

F

EE

D &

G

RA

IN

P

AR

KIN

G L

OT

UTILITY CONSTRUCTION NOTES

For R

eferen

ce

W

CCCCCC

F

O

EG

EG

EG

EG

EG

EG

EG

EG

EG

EG

X

W

W

WW W W W

W

(

U

P

)

SS

SS

SS

SS

SS

SS

SS

SS

SS

SS

S

S

S

S

S

S

S

S

S

S

S

S

S

S

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(O

HP

)

(O

HP

)(O

HP

)(O

HP

)(O

HP

)

(

O

H

P

)

X

X

X

X

X

X

X

(FO

)

(FO

)

(FO)

(F

O

)

(FO)

LS

LS

LS

3RD AVENUE

MA

IN

S

TR

EE

T (C

R5

)

AL

LE

Y

(

7

5

.

8

0

)

(

7

5

.

9

0

)

(75.05)

2

.

7

3

%

2

.

8

7

%

2

.8

8

%

2

.7

4

%

1

.

4

5

%

(

7

5

.

8

9

)

(

7

5

.

7

8

)

(

7

5

.

6

6

)

7

5

.

0

4

7

5

.

5

3

7

5

.

2

4

7

5

.

0

7

7

4

.

2

7

7

5

.

0

0

(

7

7

.

9

0

)

7

7

.

9

0

7

7

.

9

0

(75.50)

1.0

7%

1.93%

1.53%

1.00%

0.46%

0.8

1%

7

4

.

8

0

7

4

.

6

3

(

7

4

.

9

4

)

(75.55)

(

7

7

.

0

0

)

7

5

.

0

9

7

4

.

6

8

7

5

.

0

0

74.14

7

5

.

1

4

7

5

.

1

4

74.81

(

7

5

.

1

6

)

74.80

7

5

.

2

0

7

4

.

9

3

1.00%

1.00%

7

5

.

4

6

7

5

.

2

8

7

5

.

7

2

(

7

5

.

6

3

)

(

7

5

.

1

5

)

7

4

.

8

4

7

5

.

0

9

7

4

.

7

6

7

4

.

7

6

(75.21)

(75.23)

(

7

5

.

5

8

)

7

4

.

0

0

2.00%

2.00%

2.00%

3

.

2

2

%

3

.

5

0

%

3.13%

1.80%

1.00%

1.00%

1.00%

1

.

5

3

%

4

8

7

6

4

8

7

7

4

8

7

5

4875

4875

4

8

7

5

4

8

7

5

4876

4

8

7

5

4

8

7

5

4

8

7

6

4

8

7

6

4

8

7

6

4876

4

8

7

6

4876

4

8

7

7

4876

4

8

7

6

4

8

7

7

(75.50)EOC

(75.50)EOC

3

4

1

2

FF = 4877.90

5

3

GRADING/SITE CONSTRUCTION NOTES

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

2

.

7

3

%

2

.

8

7

%

(

7

7

.

0

0

)

7

4

.

6

8

7

5

.

0

0

(75.23)

3

.

2

2

%

1

.

5

3

%

5

GR

AD

IN

G P

LA

N

20'

SCALE: 1" = 20'

0 40'

N



BEFORE YOU DIG

CALL 811

(OR 1-800-922-1987)



WWW.UNCC.ORG

R

16.40GD

(16.57)

16.33SW

16.25

SPOT ELEVATIONS

C3.0

SYMBOL LEGEND

SANITARY SEWER LINE

MAJOR CONTOUR

MINOR CONTOUR

CENTER LINE

EASEMENT

FENCE

EXISTING


WATER LINE

UNDER GROUND POWER

GAS LINE

RIGHT-OF-WAY

PROPERTY LINE

FLOW LINE

G

UP

UT

SS

X

SS

PROPOSED

SANITARY LINE

FLOW LINE

W

OVERHEAD POWEROHP

EDGE OF ASPHALT

1

0

.

0

0

2.05%

FS

G

GAS LINE

RIGHT-OF-WAY

EASEMENT

PROPERTY LINE

E UNDER GROUND POWER

UT


OHPOVERHEAD POWER

W

WATER LINE

XFENCE

CENTER LINE

MINOR CONTOUR

MAJOR CONTOUR

CONCRETE SIDEWALK CONCRETE SIDEWALK

FIRE SERVICE

EMERGENCY ACCESS BOUNDS

STORM PIPE

STORM PIPE

SPOT ELEVATION

(

1

0

.

0

0

)

SPOT ELEVATION

DIRECTION OF FLOW

2.05%

DIRECTION OF FLOW

STORM SEWER MANHOLE

STORM SEWER MANHOLE

SANITARY SEWER MANHOLE

SANITARY SEWER MANHOLE

FIRE HYRDRANT

FIRE HYRDRANT

WATER METER/CURB STOP

WATER METER/CURB STOP

WATER VALVE

WATER VALVE

WATER BEND

WATER BEND

WATER REDUCER

WATER REDUCER

SIGN

SIGN

LIGHT POLE

LIGHT POLE

TREE

TOWN ENGINEER Date



ASPHALT/CONCRETE PAVEMENT

PO

RT

IO

NS

O

F L

OT

7, B

LO

CK

2 A

ND

L

OT

7, B

LO

CK

1 O

F T

IM

NA

TH

4138 M

AIN

S

TR

EE

T, T

IM

NA

TH

, C

O. 80547

TIM

NA

TH

F

EE

D &

G

RA

IN

P

AR

KIN

G L

OT

ENLARGED RAMP EXHIBIT

5'

SCALE: 1" = 5'

0 10'

N

SECTION A-A

SCALE: V = 1:1

H = 1:5

ENLARGED RAMP EXHIBIT

TRANSITION CURB

TO 0' CURB FOR

RAMP OPENING

5

.

0

'

MATCH EXIST.

CONCRETE GRADE

EL = 4875.50

For R

eferen

ce

W

CCCCCC

F

O

EG

EG

EG

EG

EG

EG

EG

EG

EG

EG

X

W

W

WW W W W

W

(

U

P

)

SS

SS

SS

SS

SS

SS

SS

SS

SS

SS

S

S

S

S

S

S

S

S

S

S

S

S

S

S

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(

O

H

P

)

(O

HP

)

(O

HP

)(O

HP

)(O

HP

)(O

HP

)

(

O

H

P

)

X

X

X

X

X

X

X

(FO

)

(FO

)

(FO)

(F

O

)

(FO)

LS

LS

LS

3RD AVENUE

MA

IN

S

TR

EE

T (C

R5

)

AL

LE

Y

4

8

7

6

4

8

7

7

4

8

7

5

4875

4875

4

8

7

5

4

8

7

5

48

76

4

8

7

5

4

8

7

5

4

8

7

6

4

8

7

6

4

8

7

6

4876

4

8

7

6

4876

4

8

7

7

4876

4

8

7

6

4

8

7

7

INSTALL SWALE PER

SECTION A-A SHEET C3.0

(OVER TOP OF STORM PIPE)

18" HDPE STORM PIPE

TYPE C INLET

FF = 4877.90

DR

AIN

AG

E &

E

RO

SIO

N C

ON

TR

OL

P

LA

N

20'

SCALE: 1" = 20'

0 40'

N



BEFORE YOU DIG

CALL 811

(OR 1-800-922-1987)



WWW.UNCC.ORG

R

DRAINAGE LEGEND

D1

PO

RT

IO

NS

O

F L

OT

7

, B

LO

CK

2 A

ND

L

OT

7, B

LO

CK

1

O

F T

IM

NA

TH

41

38

M

AIN

S

TR

EE

T, T

IM

NA

TH

, C

O. 8

05

47

C4.0

EROSION CONTROL LEGEND

TOWN ENGINEER Date



TIM

NA

TH

F

EE

D &

G

RA

IN

P

AR

KIN

G L

OT

D1

For R

eferen

ce

ST

RE

ET

&

U

TL

IT

Y D

ET

AIL

S



BEFORE YOU DIG

CALL 811

(OR 1-800-922-1987)



WWW.UNCC.ORG

R

ST-02

DETAIL NO:

ONSITE SIDEWALK SECTION

NOTE: REFERENCE GEOTECHNICAL REPORT AND

ALL ADDENDA FOR PAVEMENT CONSTRUCTION.

4" CLASS "A"

CONCRETE

4" AGGREGATE BASE COURSE

CDOT CLASS 5 OR 6

SCARIFY AND RECOMPACT

SUBGRADE TO 95% MAX.

DRY DENSITY

A

B

C5.0

VA

N-

AC

CE

SS

IB

LE

PA

RK

IN

G

MIN

.M

IN

.

ON

E IN

E

VE

RY

EIG

HT

A

CC

ES

SIB

LE

SP

AC

ES

, B

UT

N

OT

LE

SS

T

HA

N O

NE

,

SH

AL

L B

E V

AN

AC

CE

SS

IB

LE

.

ON

E S

IG

N

PE

R S

PA

CE

RE

QU

IR

ED

RE

QU

IR

ED

PE

R S

PA

CE

ON

E S

IG

N

RE

QU

IR

ED

PE

R S

PA

CE

ON

E S

IG

N

CA

R A

CC

ES

SIB

LE

VA

N A

CC

ES

SIB

LE

"U

NIV

ER

SA

L D

ES

IG

N"

CA

R &

V

AN

A

CC

ES

SIB

LE

OR

A "U

NIV

ER

SA

L" P

AR

KIN

G S

PA

CE

D

ES

IG

N M

AY

B

E U

SE

D.

TH

IS

D

ES

IG

N IS

U

SE

D T

O A

CC

OM

MO

DA

TE

C

AR

&

V

AN

AC

CE

SS

IB

LE

P

AR

KIN

G S

PA

CE

S, W

HIC

H E

LIM

IN

AT

ES

T

HE

NE

ED

F

OR

T

WO

S

IG

N T

YP

ES

.

8'

5'

8'

8'

8'

8'

11

'

5'

11

'1

1'

5'

RE

SE

RV

ED

RE

SE

RV

ED

PA

RK

IN

G

RE

SE

RV

ED

PA

RK

IN

G

R7

-8

R7

-8

R7

-8

TOWN ENGINEER Date



17-1/2"

12"

1"

6"

4-1/2"

ST-07

DETAIL NO:

ONSITE 18" OUTFLOW

CURB/GUTTER

1'-6"

1'-0"

1-1/2"

1-1/2" R

FL

1"/FT

NOTE: THIS DETAIL SHOULD BE REFERENCED FOR

THE CONSTRUCTION OF THE HANDICAP PARKING

SIGNS ONLY. THE LAYOUT AND DIMENSIONS OF THE

HANDICAP STALLS SHALL BE CONSTRUCTED

REFERENCING SHEET C2.0 - HORIZONTAL CONTROL &

UTILITY PLAN.

A

6" -

B

PARKING/

LOADING

NOTE: SECTIONS SHOWN ARE FOR REFERENCE

ONLY. REFERENCE GEOTECHNICAL REPORT

AND ALL ADDENDA FOR ACTUAL PAVEMENT

CONSTRUCTION.

ST-03

DETAIL NO:

CONCRETE PAVEMENT SECTION

A

B

CLASS "A" CONCRETE

PAVEMENT

AGGREGATE BASE COURSE

CDOT CLASS 5 OR 6

SCARIFY AND RECOMPACT

SUBGRADE TO 95% MAX.

DRY DENSITY

UNDISTURBED SOIL UNDISTURBED SOIL

MINIMUM 12"

LAYER OF #2

ROCK SUB-BASE

MINIMUM 4" LAYER

OF #57 BASE

MINIMUM 30-MIL

HDPE IMPERVIOUS

MEMBRANE

2" BEDDING LAYER OF

CRUSHED #8 ROCK

1/8" HAND-TIGHT JOINTS

INTERLOCKING

CONCRETE

PAVERS

4' X4' CDOT

TYPE C INLET

WITH TRAFFIC

RATED GRATE

18" X 18"

ORIFICE PLATE

18" HDPE PIPE

4.75" ORIFICE PLATE OPENING

36"

48"

14"

4" PERFORATED PVC

PIPE SUB-DRAIN

@

1

8

"/FT MIN. SLOPE

MINIMUM 12"

LAYER OF #2

ROCK SUB-BA

SE

MINIMUM 4" LA

YER

OF #57 BASE

MINIMUM 30-MIL

HDPE IMPERVIO

US

MEMBRANE

4" PERFORATE

D PVC

PIPE SUB-DRAIN

INTERLOCKING CONRETE PAVERS/TYPE C INLET CROSS SECTION

SCALE: 1" = 1'

PO

RT

IO

NS

O

F L

OT

7

, B

LO

CK

2 A

ND

L

OT

7, B

LO

CK

1

O

F T

IM

NA

TH

41

38

M

AIN

S

TR

EE

T, T

IM

NA

TH

, C

O. 8

05

47

TIM

NA

TH

F

EE

D &

G

RA

IN

P

AR

KIN

G L

OT

12"

12"

EL = 4871.00'

EL = 4872.16'

EL = 4873.16'

EL = 4874.00'

CONCRETE FOOTER

4" DIAM (MIN.) STEEL

PIPE FILLED WITH

CONCRETE

3.00'

3.00'

1.25'

NOTES:

1. BOLLARDS TO BE

SPACED 6' O.C. MIN.

2. BOLLARDS TO BE

INSTALLED A MIN. OF 3'

AWAY FROM 8" WATER

MAIN ALIGNMENT

ST-12

DETAIL NO:

ONSITE BOLLARDS

100-YR WSEL = 4873.29'

For R

eferen

ce

ER

OS

IO

N C

ON

TR

OL

D

ET

AIL

S



BEFORE YOU DIG

CALL 811

(OR 1-800-922-1987)



WWW.UNCC.ORG

R

APRON

SILT DIKE UNIT

FLOW

STAPLES

18"

(TYP.)

DIKE SECTION

INTO TRENCH

POINT A

DIKE SECTIONPOINT B

APRON ANCHORED

6" x 6" TRENCH

FLOW

NOTE:

STAPLES

8" (TYP)STAPLES

(PER SPECIFICATIONS 02375)

FILTER GEOTEXTILE

DITCH

L

POINT D

POINT C

6" (MIN)

24"

8'

2

:

1

O

R

F

L

A

T

T

E

R

C & D ARE OF EQUAL ELEVATION.

L = THE DISTANCE SUCH THAT POINTS

DITCH

F

L

4"-6"

ROCK

FLOW

SUBEXCAVATE BELOW FLOWLINE

6" MIN

ROCK, WATTLE OR SILT DIKE

POINT A MUST BE HIGHER THAN POINT B TO DIRECT WATER FLOW

OVER THE DIKE BUT NOT AROUND THE ENDS OF THE DIKE

ENTRENCH 3"

POINT A

POINTS A MUST BE HIGHER THAN POINT B

POINT B

POINT A

WATTLE

POINT A

FLOW

POINT B

POINT A

F

L

THE CONTRACTOR SHALL INSPECT DIKES EVERY TWO WEEKS AND AFTER SIGNIFICANT STORM

EVENTS AND MAKE REPAIRS OR CLEAN OUT UPSTREAM SEDIMENT AS NECESSARY.

SEDIMENT ACCUMULATED UPSTREAM OF DIKES SHALL BE REMOVED WHEN THE UPSTREAM

SEDIMENT REACHES 1/2 OF THE DESIGN DEPTH.

DIKES ARE TO REMAIN IN PLACE UNTIL THE UPSTREAM DISTURBED AREA IS STABILIZED AND GRASS

COVER IS ACCEPTED BY THE CITY.

WHEN REINFORCED ROCK BERMS ARE REMOVED, ANY DISTURBED AREA SHALL BE SEEDED, CRIMPED

AND MULCHED OR OTHERWISE STABILIZED IN A MANNER ACCEPTED BY THE CITY.

MAINTENANCE NOTES:

1.

2.

3.

4.

STAKES SHOULD BE DRIVEN ACROSS FROM EACH OTHER

AND ON EACH SIDE OF THE WATTLE. LEAVING 4"-6" OF

STAKE PROTRUDING ABOVE THE WATTLE. BAILING WIRE OR

NYLON ROPE SHOULD BE TIED TO THE STAKES ACROSS

THE WATTLE. STAKES SHOULD THEN BE DRIVEN UNTIL THE

BAILING WIRE OR NYLON ROPE IS SUFFICIENTLY SNUG TO

THE WATTLE.

STAKES SHOULD BE DRIVEN THROUGH THE MIDDLE OF

THE WATTLE. LEAVING 2 - 3 INCHES OF THE STAKE

PROTRUDING ABOVE THE WATTLE. A HEAVY SEDIMENT

LOAD WILL TEND TO PICK THE WATTLE UP AND COULD

PULL IT OFF THE STAKES IF THEY ARE DRIVEN DOWN

TOO LOW. IT MAY BE NECESSARY TO MAKE A HOLE IN

THE WATTLE WITH A PICK END OF YOUR MADDOX IN

ORDER TO GET THE STAKE THROUGH THE STRAW.

WHEN STRAW WATTLES ARE USED FOR FLAT GROUND

APPLICATIONS, DRIVE THE STAKES STRAIGHT DOWN;

WHEN INSTALLING WATTLES ON SLOPES, DRIVE THE

STAKES PERPENDICULAR TO THE SLOPE.

OR

OR

(10" MIN. DIA.)

8/17/07

VEHICLE TRACKING CONTROL PAD SHALL BE LOCATED AT EVERY ACCESS POINT TO THE CONSTRUCTION SITE.

A SIGN SHALL BE PLACED NEXT TO THE VEHICLE TRACKING CONTROL PAD TO DESIGNATE THE LOCATION AS THE CONSTRUCTION ENTRANCE/EXIT.

VEHICLE TRACKING CONTROL (VTC) PADS SHALL CONSIST OF HARD, DENSE, DURABLE ROCK, ANGULAR IN SHAPE AND RESISTANT TO WEATHERING. ROUNDED STONE

SHALL NOT BE USED, i.e., RIVER ROCK AND COBBLES. THE ROCK SHALL BE A MINIMUM OF 3" AND A MAXIMUM OF 6" DIAMETER. THE ROCK SHALL HAVE A SPECIFIC

GRAVITY OF AT LEAST 2.6. CONTROL OF GRADATION WILL BE BY VISUAL INSPECTION. NOTE: OTHER MATERIALS, i.e., ROADBASE, MUD MATS, ETC., MAY BE USED IN

PLACE OF ROCK UPON WRITTEN APPROVAL OF THE CITY INSPECTOR.

ANY CRACKED OR DAMAGED CURB AND GUTTER AND SIDEWALK SHALL BE REPLACED BY CONTRACTOR.

INSTALLATION NOTES:

1.

2.

3.

4.

CONTRACTOR SHALL INSPECT VEHICLE TRACKING CONTROL PAD DAILY. ROCK SURFACE SHALL BE CLEAN AND LOOSE ENOUGH TO RUT SLIGHTLY UNDER WHEEL

LOADS AND CAUSE LOOSE ROCK TO DISLODGE MUD FROM TIRES. WHEN ROCK BECOMES COMPACTED OR FILLED WITH SEDIMENT SO THAT THE EFFECTIVENESS OF

THE PAD IS DIMINISHED, CONTRACTOR SHALL RIP, TURN OVER, OR OTHERWISE LOOSEN ROCK, PLACE ADDITIONAL NEW ROCK, OR REPLACE WITH NEW ROCK AS

NECESSARY TO RESTORE EFFECTIVENESS.

SEDIMENT AND OTHER MATERIAL SPILLED, DROPPED OR TRACKED ONTO PAVED SURFACES SHALL BE REMOVED IMMEDIATELY OR BY THE END OF EACH WORKING

DAY.

VEHICLE TRACKING CONTROL PAD SHALL BE REMOVED AT THE END OF CONSTRUCTION. THE AREA SHOULD BE TOPSOILED, SEEDED, CRIMPED, AND MULCHED OR

OTHERWISE STABILIZED.

MAINTENANCE NOTES:

1.

2.

3.

3" - 6" ROCK

CONSTRUCTION FENCE, TYP., TO DISCOURAGE

VEHICLE ACCESS EXCEPT AT VTC

SIGN "CONSTRUCTION ENTRANCE"

R=5'

PA

VE

D S

UR

FA

CE

20' MIN.

3" - 6" ROCK

NO MATERIALS INCLUDING 2x4'S, PIPES,

DIRT, GRAVEL OR ASPHALT, SHALL BE

PLACED IN GUTTER TO FACILITATE

MOUNTING CURB; HOWEVER, CURB MAY BE

CUT DOWN TO A HEIGHT OF 2" OR HIGHER

FOR EASIER ACCESS AND REPLACED AT

PROJECT COMPLETION. OTHER ACCESS

DEVICES MAY BE USED AS ACCEPTED BY

THE CITY.

CU

RB

C

UT

50' MIN.

2" MIN.

6" MIN.

6" MIN.

ALTHOUGH NOT NORMALLY USED, THE CITY RESERVES THE RIGHT TO REQUIRE VEHICLE TRACKING CONTROL WITH A TEMPORARY CATTLE GUARD

AND/OR WHEEL WASH FACILITIES AT SITES WHERE TRACKING ONTO PAVED AREAS BECOMES A SIGNIFICANT PROBLEM AS DETERMINED BY THE CITY

INSPECTOR.

IF VEHICLE TRACKING CONTROL WITH WHEEL WASH FACILITIES ARE REQUIRED, ALL WHEELS ON EVERY VEHICLE LEAVING THE SITE SHALL BE

CLEANED OF MUD USING A PRESSURE-WASHER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING A WATER SOURCE AND CONSTRUCTING

A WASHWATER SEDIMENT TRAP.

5.

6.

IF VEHICLE WHEEL WASH FACILITIES ARE REQUIRED, CONTRACTOR SHALL INSPECT VEHICLE TRACKING CONTROL AND WHEEL WASH FACILITIES DAILY.

ACCUMULATED SEDIMENTS SHALL BE REMOVED FROM THE PAD SURFACE.

ACCUMULATED SEDIMENT IN THE WASHWATER/SEDIMENT TRAP SHALL BE REMOVED WHEN THE SEDIMENT REACHES AN AVERAGE DEPTH OF 12-INCHES.

4.

5.

C5.1

CONCRETE WASHOUT AREA SHALL BE INSTALLED PRIOR TO ANY CONCRETE PLACEMENT ON SITE.

VEHICLE TRACKING CONTROL (DETAIL SW-14) IS REQUIRED IF ACCESS TO CONCRETE WASHOUT AREA IS OFF PAVEMENT.

SIGNS SHALL BE PLACED AT THE CONSTRUCTION ENTRANCE, AT THE WASHOUT AREA, AND ELSEWHERE AS NECESSARY TO CLEARLY

INDICATE THE LOCATION OF THE CONCRETE WASHOUT AREA TO OPERATORS OF CONCRETE TRUCKS AND PUMP RIGS.

THE CONCRETE WASHOUT AREA SHALL BE REPAIRED AND ENLARGED OR CLEANED OUT AS NECESSARY TO MAINTAIN CAPACITY FOR

WASTED CONCRETE.

AT THE END OF CONSTRUCTION, ALL CONCRETE SHALL BE REMOVED FROM THE SITE AND DISPOSED OF AT AN ACCEPTED WASTE

SITE.

WHEN THE CONCRETE WASHOUT AREA IS REMOVED, THE DISTURBED AREA SHALL BE SEEDED AND MULCHED OR OTHERWISE

STABILIZED IN A MANNER ACCEPTED BY THE CITY.

NOTES:

1.

2.

3.

4.

5.

6.

3H:1V OR FLATTER

SIDE SLOPES

12" MIN

8'x 8' MIN

OR AS REQUIRED TO

CONTAIN WASTE CONCRETE

12"

2'-0" MIN.

COMPACTED EMBANKMENT

MATERIAL, TYP.

BERM AROUND PERIMETER

GROUND SURFACE

SIGN TO INDICATE THE

LOCATION OF THE

CONCRETE WASHOUT AREA

MANHOLE

ROCK BERM SHALL

CURB INLET

2"x 4" WOOD STUD EXTENDED

INTO CONCRETE BLOCKS

WIRE ENCLOSED

1 1/2" WASHED ROCK

CONCRETE

BLOCKS

CURB INLET

2"x4" WOOD STUD

WIRE ENCLOSED

GRAVEL FILTER SHALL BE

OVERFLOW

FILTERED

RUNOFF

ROCK BERM SHALL BE PLACED

TIGHTLY AGAINST CURB FACE

WIRE ENCLOSED 1 1/2"

WASHED ROCK

CURB AND GUTTER

CURB AND GUTTER

BE PLACED TIGHTLY

AGAINST CURB FACE

GRAVEL FILTER

1/2" TO 1" BELOW TOP OF CURB

TUBULAR

MARKER

IF AREA ADJACENT TO CURB INLET

BOX IS NOT STABILIZED, INSTALL A

TEMPORARY SEDIMENT/EROSION

CONTROL BMP UNTIL THE

SURROUNDING AREA IS

SUFFICIENTLY STABILIZED.

TUBULAR

MARKER

TUBULAR

MARKER

3'

2'

4'

CURB INLET

WIRE ENCLOSED

SETTLED

RUNOFF

GRAVEL FILTER

CURB INLET

MANHOLE

INTERIM CONFIGURATION INLET PROTECTION IN STREETS SHALL BE INSTALLED WITHIN 48 HOURS OF POURING INLET. INLET PROTECTION (AFTER PAVING) SHALL BE INSTALLED

WITHIN 48 HOURS AFTER PAVING IS PLACED.

WASHED ROCK SHALL COMPLY WITH A 1-1/2" MINUS GRADATION.

WIRE MESH SHALL BE FABRICATED OF 10 GAUGE WIRE TWISTED INTO A MESH WITH A MAXIMUM OPENING OF 1" (COMMONLY TERMED "CHICKEN WIRE"). ROLL WIDTH SHALL BE

48".

TUBULAR MARKERS SHALL MEET REQUIREMENTS OF MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD).

OTHER CURB INLET PROTECTION METHODS WILL BE ALLOWED IF ACCEPTED BY THE CITY.

GENERAL NOTES:

1.

2.

3.

4.

5.

THE CONTRACTOR SHALL INSPECT INLET PROTECTION EVERY TWO WEEKS AND AFTER SIGNIFICANT STORM EVENTS AND MAKE REPAIRS OR CLEAN OUT AS NECESSARY.

SEDIMENT ACCUMULATED UPSTREAM OF INLET PROTECTION SHALL BE REMOVED WHEN THE SEDIMENT DEPTH UPSTREAM OF ROCK BERM IS 2 1/2" OF THE CREST.

INLET PROTECTION IS TO REMAIN IN PLACE UNTIL THE UPSTREAM DISTURBED AREA IS STABILIZED AND GRASS COVER IS ACCEPTED. UNLESS THE CITY ACCEPTS EARLIER

REMOVAL OF INLET PROTECTION IN STREETS.

MAINTENANCE NOTES:

1.

2.

3.

4" MIN

5" MAX

BMP WIDTH VARIES BMP WIDTH VARIES

BMP WIDTH VARIES BMP WIDTH VARIES

TUBULAR MARKER TUBULAR MARKER

COMPACTED BACKFILL

FLOW

SILT FENCE FABRIC (ASTM D6461) ANCHORED IN

TRENCH AND ATTACHED TO POST.

24" MIN

6' MAX

FLOW

TRENCH AND ATTACHED TO POST.

4"x4" TRENCH

SILT FENCE FABRIC (ASTM D6461) ANCHORED IN

18" MIN

24" MIN

42" MIN

POSTS

JOIN FIRST

ROTATE SECOND

POSTS SHALL OVERLAP

AT JOINTS SO THAT NO

GAPS EXIST IN SILT FENCE.

NOTE:

THICKNESS OF GEOTEXTILE

HAS BEEN EXAGGERATED.

POST SHALL BE JOINED AS SHOWN, THEN

ROTATED 180° IN DIRECTION SHOWN AND

DRIVEN INTO THE GROUND.

DRIVE POSTS VERTICALLY INTO THE GROUND TO A MINIMUM DEPTH OF 18".

EXCAVATE A TRENCH APPROXIMATELY 4" WIDE AND 4" DEEP ALONG THE LINE OF POSTS AND

UPSLOPE FROM THE BARRIER.

ANCHOR TRENCH SHALL BE EXCAVATED BY HAND, WITH TRENCHER, OR WITH SILT FENCE

INSTALLATION MACHINE. NO ROAD GRADERS, BACKHOES, ETC. SHALL BE USED.

NOT LESS THAN THE BOTTOM 1' OF THE SILT FENCE FABRIC SHALL BE BURIED IN THE TRENCH.

THE TRENCH SHALL BE COMPACTED BY HAND, WITH "JUMPING JACK" OR BY WHEEL ROLLING.

COMPACTION SHALL BE SUCH THAT THE SILT FENCE RESISTS BEING PULLED OUT OF ANCHOR

TRENCH BY HAND.

SILT FENCE INDICATED IN THE PLANS SHALL BE INSTALLED PRIOR TO ANY LAND-DISTURBING

ACTIVITIES.

USE WOOD POSTS OR OTHER MATERIAL AS ACCEPTED BY THE CITY.

INSTALLATION NOTES:

1.

2.

3.

4.

5.

6.

7.

THE CONTRACTOR SHALL INSPECT SILT FENCE EVERY TWO WEEKS AND AFTER SIGNIFICANT STORM

EVENTS AND MAKE REPAIRS OR CLEAN OUT UPSTREAM SEDIMENT AS NECESSARY.

SEDIMENT ACCUMULATED UPSTREAM OF SILT FENCE SHALL BE REMOVED WHEN THE UPSTREAM

SEDIMENT REACHES A DEPTH OF 6".

SILT FENCE SHALL BE REMOVED WHEN THE UPSTREAM DISTURBED AREA IS STABILIZED AND GRASS

COVER IS ACCEPTED BY THE CITY. IF ANY DISTURBED AREA EXISTS AFTER REMOVAL, IT SHALL BE

SEEDED AND MULCHED OR OTHERWISE STABILIZED IN A MANNER ACCEPTED BY THE CITY.

MAINTENANCE NOTES:

1.

2.

3.

4" MIN.

4" MIN.

SF SF

1

1

2" x 1

1

2" WOODEN FENCE POSTS

COMPACTED BACKFILL

KWG

8/17/07

TBK

TOWN ENGINEER Date



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SEE CIVIL

1

2

01-01

32-01

K-101

EXISTING FENCE TO

BE RELOCATED

EXISTING LANDSCAPE

TO REMAIN

EXISTING 6" ASH

TO BE REMOVED

X

X

X

X

X

X X

X

X

X

X

X

X

X

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EXISTING CONCRETE STAIRS

0 20 40 60

LANDSCAPE PLAN

SCALE: 1" = 20'

N

DISTURBED AREAS TO BE

RESEEDED WITH NATIVE LAWN

MIX UNLESS OTHERWISE NOTED.

RE: CIVIL PLANS

Native Lawn Mix

(90%) Buffalograss

(10%) Blue Grama

QTY AND MATURE SIZE FOR

REFERENCE ONLY. VERIFY ALL

COUNTS PER PLAN

1. NO SUBSTITUTIONS WITHOUT PREVIOUS APPROVAL OF LANDSCAPE

ARCHITECT. UNAPPROVED DEVIATIONS FROM THIS PLAN WILL BE

RECTIFIED AT CONTRACTORS EXPENSE.

2. CONTRACTOR TO PROVIDE ANALYSIS OF ANY AMENDMENTS PROPOSED

FOR PLANTING AREAS PRIOR TO INSTALLATION OF SUCH MATERIALS.

3. NO FABRIC UNDER WOOD MULCH IN ANY AREAS. ALL PLANTS IN ROCK

MULCH AREAS TO RECEIVE SHREDDED CEDAR MULCH RINGS EQUAL TO

THE ROOTBALL OF THE PLANT. MASSING SHALL HAVE CONTINUOUS

SHREDDED MULCH BANDS. SEE DETAILS SHEET L2.0.

4. DRIPLINE TO BE PLACED OVER WEED BARRIER FABRIC AND STAKED ON

TOP OF WEED BARRIER.

5. WEED BARRIER CUTOUTS FOR PLANTS IN ROCK AREAS SHALL ACCOUNT

FOR MATURE SIZE OF PLANTS, AND EQUAL AT LEAST THE DIAMETER OF

THE ROOTBALL. SEE DETAILS SHEET L2.0

6. ALL EMITTERS PER IRRIGATION PLAN.

7. ALL EMITTERS TO BE PLACED AT THE APPROPRIATE LOCATIONS. ALL

EMITTERS TO USE MICRO TUBING, STAKES, AND BUG CAPS.

8. SEE LANDSCAPE DETAILS SHEET FOR ADDITIONAL NOTES AND DETAILS.'

9. RETAIN 10% OF ALL PLANT TAGS PER SPECIES FOR DURATION OF

WARRANTY PERIOD.

PLAN NOTES:

Licensure Notes:

This document is for City review andapproval only.

This document is not a constructiondrawing unless stamped by theLandscape Architect of record.Projects require a stamped set ofconstruction documents for landscapeimprovement installation.

Street ClassificationStreet Name or Zone Boundary (elev.)

No. of TreesLinearWidth (in ft.)Req./Prov. Footage Req./Prov.

Req / Prov (1 / 5 Spaces)Parking Lot Trees

LANDSCAPE BUFFERS & SCREENS - N/A

Provided Parking Spaces

TREE LAWNS - N/A

19 (1 ADA)

4 / 4

(1/150 SF) Req/ProvParking shrubs

24 / 24

PARKING LOT LANDSCAPE

OVERALL LANDSCAPE SITE ZONING = DCMINIMUM OPEN SPACE REQUIRED = 20%

Total Landscape AreaTotal Site area21, 477 4, 295 sf

Required (20%)Total Landscape Area

6,979 sf (32.49%) Provided (on-site)

Total Tree Req./Prov.

7 / 7 (1 existing)(1/1000 sf landscape)

Total Shrubs Req./Prov.

47 / 47(1/150 sf landscape)

IRRIGATION NOTES:

1. ALL TURF TO BE IRRIGATED WITH AUTOMATIC

SPRAY/ROTARY NOZZLES

2. PROVIDE SMART CONTROLLER AND RAIN

SENSOR

3. ALL DRIP AREAS TO BE IRRIGATED WITH

SUBSURFACE DRIP SYSTEM

SITE CATEGORY REQUIREMENTS

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SEED MAINTENANCE: MOW NATIVE LAWN MIX

ABOUT

1

2

THE AMOUNT AS SODDED

TURFGRASS OR AS NEEDED. MOW

NATIVE/FOOTHILLS SEED AREAS ONCE A

MONTH OR ONLY WHEN NEEDED TO CONTROL

WEEDS OR AT END OF GROWING SEASON.

MOWFOOTHILLS/WILDFLOWER SEED MIX

FREQUENTLY DURING FIRST YEAR TO A

HEIGHT OF 6-8". HAND PULL WEED OR SPOT

WEED USING A BROADLEAF APPLICATION

DURING FIRST 3 GROWING SEASONS.

SEED ESTABLISHMENT: KILL EXISTING

VEGETATION BY SOLARIZATION, OR WITH A

NON-RESIDUAL HERBICIDE. ALLOW SUFFICIENT

TIME FOR HERBICIDE TO WORK, IRRIGATE FOR

2-3 WEEKS AND RE-APPLY HERBICIDE TO ANY

EMERGING WEEDS. REMOVE DEBRIS, LARGE

CLUMPS, ETC. SPREAD ORGANIC MATTER AT 2

CYD PER 1000 SF AND SPECIFIED AMENDMENTS

AND TILL INTO TOP 4-6" OF SOIL. SEE NOTE #10

FOR SPECIFICS ON APPLICATION METHOD,

SLOPE PROTECTION, ETC. HYDROMULCH AND

ENSURE SEEDLINGS DO NOT DRY OUT FOR AT

LEAST 45 DAYS BY IRRIGATING FREQUENTLY.

SEEDLINGS TO BE IN DAMP SOIL BUT NOT

STANDING WATER PROVIDE LESS FREQUENT,

DEEP IRRIGATION AFTER SEED EMERGENCE.

TREES CODE QTY COMMON NAME / BOTANICAL NAME CONT CAL

GTS 4 SHADEMASTER LOCUST / GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` TM B & B 2"CAL

PCA 2 AUTUMN BLAZE PEAR / PYRUS CALLERYANA `AUTUMN BLAZE` B & B 2"CAL

EX-REM 1 EXISTING TREE TO BE REMOVED / TO BE REMOVED EX

EX-RET 1 EXISTING TREE TO REMAIN / TO REMAIN- PROTECT DURING CONSTRUCTION EX

SHRUBS CODE QTY COMMON NAME / BOTANICAL NAME SIZE FIELD2

AC 11 MANZANITA / ARCTOSTAPHYLOS X COLORADOENSIS `CHIEFTAIN` 5 GAL

CD 13 BLUE MIST SHRUB / CARYOPTERIS X CLANDONENSIS `DARK KNIGHT` 5 GAL

CMF 9 FERNBUSH / CHAMAEBATIARIA MILLEFOLIUM `FERNBUSH` 5 GAL

RR 10 FINE LINE BUCHTHORN / FRANGULA ALNUS `FINE LINE` 5 GAL

MC 13 COMPACT OREGON GRAPE / MAHONIA AQUIFOLIUM `COMPACTA` 5 GAL

POB 6 DIABLO NINEBARK / PHYSOCARPUS OPULIFOLIUS `DIABLO` 5 GAL

POL 32 DWARF PURPLE NINEBARK / PHYSOCARPUS OPULIFOLIUS `LITTLE DEVIL` 5 GAL

PBP 25 SAND CHERRY / PRUNUS BESSEYI `PAWNEE BUTTES` 5 GAL

GRASSES CODE QTY COMMON NAME / BOTANICAL NAME SIZE FIELD2

BB 51 BLUE GRAMA / BOUTELOUA GRACILIS `BLONDE AMBITION` 1 GAL

PERENNIALS CODE QTY COMMON NAME / BOTANICAL NAME SIZE FIELD2

AQ 5 GOLDEN COLUMBINE / AQUILEGIA CHRYSANTHA 1 GAL

LP 17 DWARF LAVENDER / LAVANDULA ANGUSTIFOLIA `MUNSTEAD` 1 GAL

MR 15 CREEPING MAHONIA / MAHONIA REPENS 1 GAL

PPP 34 THREADLEAF BEARDTONGUE / PENSTEMON PINIFOLIUS 1 GAL

SGW 29 AUTUMN SAGE / SALVIA GREGGII `WILD THING` 1 GAL

MULCHES CODE QTY COMMON NAME / BOTANICAL NAME CONT FIELD2

AGG 1,772 SF TAN IN COLOR, 1-2" AGGREGATE / LOCAL RIVER ROCK BLEND MULCH

LOCAL RIVER ROCK BLEND. SEE NOTES FOR AND DETAILS FOR PLACEMENT.

PLACE AT UNIFORM DEPTH OF 3" OVER PERMEABLE WEED BARRIER FABRIC.

WM 2,473 SF WOOD MULCH / SHREDDED CEDAR MULCH MULCH

GORRILA HAIR OR SHREDDED REDWOOD MULCH. NO WEED BARRIER UNDER

WOOD MULCH AREAS

SOD/SEED CODE QTY COMMON NAME / BOTANICAL NAME CONT FIELD2

TURF 2,135 SF TEXAS HYBRID BLUEGRASS / TURF SOD

TEXAS HYBRID -- PROVIDE RECEIPT TO LANDSCAPE ARCHITECT PRIOR TO

INSTALLATION

PLANT SCHEDULE

SYMBOL DESCRIPTION QTY

PLACE PLANTS TO PROVIDE MIN. 2` CLEARANCE FROM BACK OF

CURB AT MATURE SPREAD.

MINIMUM 2.5` ROOTBALL OFFSET FROM BUILDING, TYP.


SEED ALL DISTURBED AREAS WITH NATIVE LAWN MIX UNLESS

OTHERWISE NOTED.


14 G ROLL TOP STEEL EDGING, STAKED 30" OC MAX. 155 LF

ROCK


GRANITE/MOSS ROCK BOULDER--DECORATIVE. 1/2 TON AVG 5

SIZE

1

2

01-01

32-01

K-101

REFERENCE NOTES SCHEDULE

MATURE SIZE

H x W (feet)

40 x 25

2 x 6

3.5 x 4

5 x 5

3 x 3

6 x 6

3 x 2

Screening AreaTown Required

Trees Req / ProvTown Required

Req / ProvParking Setback

25 / 15

(Downtown)

3.5 x 3.5

1.5 x 5

3 x 2

1.5 x 1.5

1.5 x 1.5

1.5 x 1.5

1 x 3

60 x 35

7 x 3

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IRRIGATION NOTES

ALL TURF AREAS TO BE IRRIGATED WITH AN AUTOMATIC POP-UP SPRINKLER

SYSTEM. ALL SHRUBS BEDS TO BE IRRIGATED WITH AUTOMATIC DRIP

IRRIGATION SYSTEM. THE IRRIGATION SYSTEM IS TO BE ADJUSTED TO MEET

THE NEEDS OF INDIVIDUAL PLANT MATERIAL.

IRRIGATION SYSTEM TO BE ADJUSTED AS NEEDED FOR PLANT ESTABLISHMENT

FOR A PERIOD OF AT LEAST ONE (1) YEAR.

ADJUSTMENTS TO BE MADE AFTER ESTABLISHMENT BASED ON SPECIFIC PLANT

REQUIREMENTS. SEE SUGGESED RUN TIMES PROVIDED WITHIN THESE PLANS.

DESIGN OF IRRIGATION SYSTEMS TO MEET OR EXCEED LOCAL REQUIREMENTS

AND INDUSTRY STANDARDS. CONSTRUCTION DOCUMENTS SUITABLE FOR

DEVELOPMENT COORDINATION TO BE PROVIDED.

IRRIGATION SYSTEM TO BE DESIGNED USING APPROPRIATE COMPONENTS FOR

PLANT MATERIAL, AND WILL INCLUDE A SMART ET CONTROLLER AND RAIN

SENSOR.

ALL NATIVE SEED AREAS TO BE PERMANENTLY IRRIGATED.

GENERAL NOTES19.

20.

18.

7. FINE GRADE TO BE ESTABLISHED BY LANDSCAPE CONTRACTOR. FINEGRADE SHALL BE FREE OF ROCKS AND DEBRIS. FINE GRADE IN SEEDAREAS SHALL BE FREE FROM ROCKS AND DEBRIS 12" AND GREATER. FINEGRADE IN SODDED AREAS SHALL BE FREE FROM ROCKS AND DEBRIS14"AND GREATER. CONTRACTOR TO REPORT ANY POOR DRAINAGE

CONDITIONS PRIOR TO CONSTRUCTION.

TREES IN COBBLE/ROCK MULCH TO RECEIVE 4' DIAMETER OF WOODMULCH, 3" DEEP. SHRUBS AND GROUNDCOVERS IN COBBLE/ROCK MULCHAREAS TO RECEIVE 3' DIAMETER OF WOOD MULCH, 3" DEEP. NO FABRICUNDERLAYMENT IN WOOD MULCH AREAS.

USE PERMEABLE FABRIC UNDERLAYMENT FOR ALL COBBLE/AGGREGATEAREAS WITH SLOPES 3:1 AND LESS. USE QUICK RELEASE ORGANICPRE-EMERGENT HERBICIDE FOR ALL MULCHED AND PERENNIAL/PLANTINGBEDS (AND FOR COBBLE/AGGREGATE AREAS WITH SLOPES EXCEEDING 3:1GRADE.

GENERAL CONTRACTOR TO RE-SPREAD STOCKPILED SOIL AND ESTABLISHROUGH GRADE CONDITIONS TO THE FOLLOWING SPECIFICATIONS:A. 1" BELOW CURB FOR ALL SEEDED AREAS.B. 2.5" BELOW CURB FOR ALL SODDED AREAS.C. 4" BELOW CURB FOR ALL PLANTING, ROCK AND MULCH BEDS.

4.

12. CONTRACTOR TO APPLY FERTILIZER IN SPRING & LATE SEPTEMBER.WATER THOROUGHLY AFTER APPLICATION OF FERTILIZERS.

ALL SEEDED AND SODDED AREAS TO HAVE RECOMMEND FERTILIZERAPPLICATIONS ADDED 2 TO 3 WEEKS AFTER SEEDLING EMERGENCE. ANDONCE IN MID TO LATE JUNE, IN EARLY TO MID AUGUST, AND ONCE IN LATESEPTEMBER. SEEDED AND SODDED AREAS ARE ALSO TO RECEIVE .5 LB.OF ELEMENTAL SULFUR (OR EQUIVALENT MATERIAL) PER 1,000 S.F.APPLIED IN LATE SEPTEMBER. WATER THOROUGHLY AFTER APPLICATIONOF FERTILIZERS.

MULCHS: ALL PLANTING BEDS THAT CALL FOR WOOD/ORGANIC MULCH TORECEIVE 4" ORGANIC SHREDDED BARK MULCH. SHREDDED MULCH IS TOBE OF FIBROUS MATERIAL, NOT CHIPS OR CHUNKS. NO FABRIC IS TO BEPLACED UNDER WOOD/ORGANIC MULCH. TREES IN TURF AND NATIVEGRASS AREAS TO RECEIVE 4' DIAMETER OF WOOD MULCH, 3" DEPTH.SHRUBS AND GROUNDCOVERS IN NATIVE GRASS AREAS TO RECEIVE 3'DIAMETER OF WOOD MULCH, 3" DEEP. ALL MULCHED BEDS ARE TO BESPRAYED WITH WATER AFTER INSTALLATION TO HELP MULCH TO MATDOWN.

ALL NURSERY STOCK TO CONFORM TO THE AMERICAN STANDARD FORNURSERY STOCK (ANSI z60.1) AND THE COLORADO NURSERY ACT.

REMOVED DEAD TWIGS AND BRANCHES FROM ALL NEW AND EXISTINGPLANT MATERIAL IN A MANNER THAT DOES NOT CHANGE THE NATURALHABIT OF THE PLANT MATERIAL. CENTRAL LEADERS SHALL NOT BEREMOVED AT ANY TIME. NEWLY PLANTED TREES WITHOUT CENTRALLEADERS WILL BE REJECTED.

STEEL EDGING TO BE USED TO SEPARATE ALL TURF AND/OR SEEDEDAREAS FROM PLANTING BEDS. USE PERFORATED EDGING SEGMENTS TOOBTAIN POSITIVE DRAINAGE FOR ALL DRAINAGE SWALES OR AREAS OFSTANDING WATER.

ALL PLANT MATERIALS AND UTILITIES ARE SHOWN AT AN APPROXIMATELOCATIONS. THE CONTRACTOR MAY NEED TO ADJUST LOCATIONS OFPLANT MATERIAL TO ADHERE TO SPECIFIC ON-SITE CONDITIONS ANDCODE REQUIREMENTS. ALL TREES AND SHRUBS TO BE PLACES AT 2'MINIMUM BACK OF CURB. CONTRACTOR TO CALL FOR UTILITY LOCATESBEFORE PLANTING (TYP.) 1-800-922-1987, OR CALL 811 BEFORE YOU DIG!

17.

11.

14.

13.

EXISTING TOPSOIL IS TO BE STOCKPILED AND USED TO ESTABLISH FINALGRADES WITHIN LANDSCAPE AREAS. ALL STOCKPILED SOIL MUST BECLEAR OF WEEDS, ROCKS AND DEBRIS BEFORE REUSE. ALL BERMEDPLANTING BEDS TO BE CREATED WITH IMPORTED TOPSOIL.

CONTRACTOR IS TO PROVIDE VERIFICATION THAT ALL SOD IS OF THESPECIES SHOWN ON THIS PLAN. NO SUBSTITUTIONS WILL BE ALLOWED.SOD TO BE LAID WITH TIGHT STAGGERED EDGES AND BE ROLLED AFTERINSTALLATION. SEEDED AREAS CANNOT BE SUBSTITUTED WITH SOD.

3.

8.

9.

(Note: All references to "Contractor" are specific to "Landscape Contractor" unlessnotified as "General or other type of Contractor")

CONTRACTOR IS RESPONSIBLE FOR VERIFYING QUANTITIES OF MATERIALSNEEDED TO COMPLETE THIS PLAN IN THE FIELD. NOTIFY LANDSCAPEARCHITECT OF ANY DISCREPANCIES BETWEEN THE DRAWINGS ANDCONDITIONS IN THE FIELD. SUBSTITUTIONS OF PLANT MATERIAL ARE NOTALLOWED WITHOUT APPROVAL FROM LANDSCAPE ARCHITECT GIVENPRIOR TO INSTALLATION. GRAPHIC QTY'S. PREVAIL OVER WRITTEN QTY'S.PRIOR TO COMMENCEMENT OF WORK THE LANDSCAPE CONTRACTORSHALL CONTACT OWNERS REPRESENTATIVE FOR SPECIFIC INSTRUCTIONSRELEVANT TO THE SEQUENCING AND SCOPE OF WORK.

2.

1.

CONTRACTOR IS RESPONSIBLE FOR CONTACTING LANDSCAPE ARCHITECTFOR ALL REQUIRED INSPECTIONS. PROVIDE AT LEAST 48 HOURS NOTICETO SCHEDULE AN INSPECTION. REQUIRED INSPECTIONS INCLUDE ALANDSCAPE LAYOUT AND PLANT MATERIAL VERIFICATION AND PLACEMENTINSPECTION, IRRIGATION MAIN LINE INSPECTION, LANDSCAPE ANDIRRIGATION PUNCH LIST INSPECTION, AND A LANDSCAPE AND IRRIGATIONFINAL INSPECTION.

SEED MIX INSTALLATION: CONTRACTOR TO DRILL SEED WITH BRILLIONTYPE APPLICATOR AND APPLY 'SOIL GUARD' BONDED FIBER MATRIX (BFM),WHERE INDICATED PER PLAN AND SCHEDULES. APPLY SEED IN TWODIRECTIONS (PERPENDICULAR OF THE OTHER) ADD SOIL GUARD BFM FORDRILL SEEDING WHERE NOTED PER PLAN AND ON ALL SLOPES 5:1 TO 3:1.FOR AREAS WITH 3:1 SLOPES OR GREATER CONTRACTOR TO USE SOILGUARD APPLICATION ONLY (IN LIEU OF HYDROMULCH) CONTRACTOR TOSPOT SEED NON-GERMINATING AREAS (3) MONTHS AFTER INITIAL SEEDAPPLICATION. CONTRACTOR TO RE-SEED ALL BARE AREAS (6"x6") ANDGREATER AFTER (6) MONTHS FROM SEED GERMINATION OR AT THEBEGINNING OF THE FOLLOWING GROWING SEASON. PRIOR TO THE11-MONTH WARRANTY INSPECTION RE-APPLY SOIL GUARD AND SEED MIXTO ALL BARE AREAS (6"x6" OR GREATER) AND TO ALL BARE AREAS (4"x4"OR GREATER) ON ALL SLOPES 3:1 AND GREATER.

MAINTENANCE: THE OWNER OF THIS PROPERTY AND ANY FUTUREOWNERS SHALL BE RESPONSIBLE FOR THE PROPER LANDSCAPE ANDIRRIGATION MAINTENANCE OF THIS SITE AND ANY RIGHT OF WAY AREASBETWEEN THE CURB AND PROPERTY LINES OF THIS SITE. MAINTENANCEOF THIS SITE INCLUDES, BUT IS NOT LIMITED TO, IRRIGATION INSPECTIONSAND ADJUSTMENTS, IRRIGATION SYSTEM SHUT DOWN AND START UP,IRRIGATION LEAK REPAIR, LANDSCAPE WEEDING, MOWING, SEEDING,FERTILIZATION, WOOD MULCH AND ROCK COVER REPLACEMENT, PRUNING,AND PLANT MATERIAL REPLACEMENT (INCLUDING ANNUAL BEDS). ALLMAINTENANCE SHOULD BE IN ACCORDANCE WITH STANDARDS SPECIFIEDWITHIN THE "ALCC SPECIFICATIONS HANDBOOK" REVISED EDITION- 1996.OWNER SHOULD CONTACT LANDSCAPE CONTRACTOR OR LANDSCAPEARCHITECT REGARDING ANY QUESTIONS RELATING TO THE LANDSCAPEOR IRRIGATION MAINTENANCE OF THIS SITE.

CONTRACTOR IS TO PROVIDE A ONE YEAR WARRANTY ON ALL PLANTMATERIAL, TURF, IRRIGATION COMPONENTS, AND WORKMANSHIP.REPLACEMENT PLANT MATERIALS SHALL BE OF THE SAME SPECIES ANDSIZE AS THE DECAYED OR DEAD PLANT MATERIAL. WARRANTY IS VOID IFPLANT MATERIAL ARE UNDER OR OVER-WATERED/FERTILIZED, DAMAGEDBY VANDALISM OR NEGLECTED BY OWNER AFTER FINAL MAINTENANCEPERIOD AND FINAL ACCEPTANCE IS PROVIDED.

REMOVE ALL TREE STAKING MATERIALS AT END OF WARRANTY, PRIOR TOFINAL ACCEPTANCE

CONTRACTOR IS RESPONSIBLE FOR INSTALLING ALL LANDSCAPE SHOWNON THIS PLAN. ANY DEFICIENCIES OR DEVIATIONS FROM THIS PLAN ARETO BE APPROVED BY OWNER'S REPRESENTATIVE OR LANDSCAPEARCHITECT. ANY CHANGES FROM THE APPROVED PLANS MAY REQUIREAPPROVAL FROM THE CITY OR COUNTY PLANNING DEPARTMENTS.

LANDSCAPE CONTRACTOR TO PROVIDE ALL LABOR AND MATERIALSNECESSARY TO FURNISH SCOPE OF WORK AS SHOWN PER PLAN.

CONTRACTOR TO TILL PARKING LOT ISLANDS TO A DEPTH OF 30".

CONTRACTOR TO PROVIDE COBBLE & UNDERLAYMENT FOR BUILDINGDRAINS AND SWALES THROUGH LANDSCAPED AREAS.

AMEND ALL PLANTING BEDS WITH CLASS 1 COMPOST. APPLY AT RATE OF 3CYDS. PER 1000 SQUARE FEET TO ALL PLANTING BEDS AND MANICUREDLAWN AREAS, AND 2 CYDS. PER 1000 SQUARE FEET FOR SEEDED AREAS.TILL, MIXING THOROUGHLY, INTO THE UPPER 8" OF SOIL.

6.

5.

10.

15.

16. ALL REQUIRED LANDSCAPING TO BE INSTALLED PRIOR TO ISSUANCE OFTHE CERTIFICATE OF OCCUPANCY.

PERENNIAL/GROUNDCOVER PLANTING DETAIL

NOT TO SCALE

NOTES:

1. KEEP PLANTS MOIST AND SHADED UNTIL PLANTING.

2. PLANT GROUND COVERS AND PERENNIALS LEVEL AND AT GRADE.

3. PRUNE ALL DEAD OR BROKEN PARTS PRIOR TO PLANTING.

4. AMENDED BACKFILL SHALL BE 1/3 COMPOST (PREFERABLY CLASSIFIED) AND 2/3 NATIVE

AND/OR IMPORTED TOPSOIL.

5. ALL PERENNIALS PLANTED IN ROCK MULCH AREAS TO HAVE ORGANIC MULCH RINGS

AROUND THE BASE OF THE PLANT.

PLACE AS PER PLANS

6" MIN.

NOTES:

1. DO NOT REMOVE OR CUT LEADER.

2 PRUNE ONLY DEAD OR BROKEN BRANCHES IMMEDIATELY PRIOR TO PLANTING.

3. DO NOT REMOVE ANY DOUBLE LEADER, UNLESS OTHERWISE DIRECTED BY OWNERS REPRESENTATIVE.


5. AMENDED BACKFILL SHALL BE AS STATED ON THIS SHEET.

6. MARK THE NORTH SIDE OF TREE IN THE NURSERY, AND ROTATE TREE TO FACE NORTH AT THE SITE

WHENEVER POSSIBLE.

7. PINE AND SPRUCE TREES TO BE SPRAYED FOR IPS BARK BEETLE PRIOR TO PLANTING. COORDINATE WITH

CITY FORESTRY

FOR CURRENT INSECT AND DISEASE RECOMMENDATIONS PRIOR TO PLANTING.

8. ALL TREES TO BE DEEP WATERED AT TIME OF PLANTING.

EVERGREEN TREE PLANTING DETAIL

NOT TO SCALE

SECTION

TRUNK FLARE MUST BE VISIBLE AT TOP OF ROOTBALL.

POSITION ROOT FLARE AT GRADE.

3-4" DEPTH OF SPECIFIED MULCH. KEEP MULCH AWAY

FROM CONTACT WITH WOODY TRUNK. DO NOT PLACE

LANDSCAPE FABRIC UNDER MULCH.

PROVIDE A 6' DIAMETER WOOD MULCH RING WITH A 6" PLANTING

RIM FOR TREES IN DRYLAND PLANTING BEDS AND IN

IRRIGATED NATIVE SEED AREAS WHERE IRRIGATION ZONES

ARE TO BE SHUT DOWN AFTER ESTABLISHMENT. PROVIDE

6" RIM ON DOWNHILL SIDE ON SLOPES. NO RIM FOR TREES

IN IRRIGATED TURF AREAS.

SCARIFY SIDES OF PLANTING PIT. BACKFILL WITH AMENDED

SOIL MIX. ROOTBALL SHALL REST ON FIRM, UNDISTURBED SOIL.

AFTER TREE IS POSITIONED, REMOVE ALL TWINE, ROPE,

PLASTIC, WIRE, BURLAP, AND RUBBER.

SET TREE VERTICAL, STAKE TREES SMALLER THAN 6'

WITH TWO POSTS ON THE LEEWARD AND WINDWARD

SIDES; STAKE TREES 6' HEIGHT AND GREATER WITH 3 METAL

ANGLE IRONS, PLACED 120 DEGREES APART. USE NYLON

STRAP WITH GROMMETS BELOW MIDPOINT OF TREE.

TIGHTEN #10 GUY WIRE BY TWISTING. PROTECT BRANCHES

FROM TOUCHING WIRE. ALLOW A SLIGHT SAG FOR SWAY.

PROVIDE FLAGGING FOR VISIBILITY. SET STAKES IN

MINIMUM 18" FIRM SOIL. REMOVE STAKES WITHIN 12-18

MONTHS OF PLANTING.

ORANGE FLUORESCENT FLAGGING ON WIRE FOR

SAFETY.

DECIDUOUS TREE PLANTING DETAIL

SECTION

SET TREE VERTICAL, STAKE UP TO 3" CALIPER TREES

WITH TWO POSTS ON THE LEEWARD AND WINDWARD

SIDES; STAKE TREES OVER 3" CALIPER WITH 3

EVENLY SPACED POSTS. USE NYLON STRAP WITH

GROMMETS BELOW MIDPOINT OF TREE. TIGHTEN #10

GUY WIRE BY TWISTING. PROTECT BRANCHES FROM

TOUCHING WIRE. ALLOW A SLIGHT SAG FOR SWAY.

PROVIDE FLAGGING TAPE WITH MINIMUM 6" DANGLING.

SET STAKES IN MINIMUM 18" FIRM SOIL. REMOVE STAKES

WITHIN 12-18 MONTHS OF PLANTING.

TRUNK FLARE MUST BE VISIBLE AT TOP OF ROOTBALL.

POSITION ROOT FLARE AT GRADE.

3-4" DEPTH OF SPECIFIED WOOD MULCH. PROVIDE A 6' DIAMETER

WOOD MULCH RING AND 6" PLANTING RIM FOR TREES IN

DRYLAND PLANTING BEDS AND IN IRRIGATED NATIVE SEED

AREAS WHERE IRRIGATION ZONES ARE TO BE SHUT DOWN

AFTER ESTABLISHMENT. PROVIDE SAUCER ON DOWNHILL

SIDE ON SLOPES. KEEP MULCH AWAY FROM CONTACT WITH

WOODY TRUNK. DO NOT PLACE FABRIC UNDER MULCH. NO

RIM FOR TREES LOCATED IN TURF AREAS.


SOIL MIX. ROOTBALL SHALL REST ON FIRM, UNDISTURBED SOIL.

AFTER TREE IS POSITIONED, REMOVE ALL TWINE, ROPE,

PLASTIC, WIRE, BURLAP, AND RUBBER.

REMOVE TWINE FROM BRANCHES ON TREES TIED UP

FOR SHIPPING. SPRAY WITH WILT PRUF OR EQUAL

(IF LEAFED OUT).

ORANGE FLUORESCENT FLAGGING ON WIRE FOR

SAFETY.

NOTES:

1. MARK THE NORTH SIDE OF TREE IN THE NURSERY, AND ROTATE TREE TO FACE NORTH AT THE SITE

WHENEVER POSSIBLE.

2. AT TIME OF PLANTING, DO NOT REMOVE OR CUT LEADER AND PRUNE ONLY DEAD OR BROKEN BRANCHES, CROSS

OVER

BRANCHES, AND WEAK OR NARROW CROTCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE

PRUNED.

HOWEVER, DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN.

3. STRUCTURAL PRUNING SHOULD NOT BEGIN UNTIL AFTER ESTABLISHMENT PERIOD, USUALLY TWO GROWING

SEASONS.


5. DO NOT FERTILIZE FOR AT LEAST ONE GROWING SEASON.

6. AMENDED BACKFILL SHALL BE AS STATED ON THIS SHEET.

7. WRAP TRUNK ON EXPOSED SITES AND SPECIES WITH THIN BARK. USE ELECTRICAL OR DUCT TAPE, NOT TWINE.

8. COORDINATE WITH CITY FORESTRY FOR CURRENT INSECT AND DISEASE RECOMMENDATIONS PRIOR TO PLANTING.

9. DEEP WATER ALL PLANTS AT TIME OF PLANTING.

SHRUB PLANTING DETAIL

NOT TO SCALE

SET SHRUBS VERTICAL. SHRUB SPACING AS PER PLANS.

LAYOUT VARIES. FINISHED GRADE OF SHRUB BED TO BE

2" BELOW ADJACENT FINISH GRADE AT EDGE TO HOLD

MULCH.

PLANT TOP OF ROOTBALL AT GRADE.

3-4" SPECIFIED ORGANIC MULCH. PROVIDE 6" PLANTING RIM

FOR SHRUBS NOT IN PLANTING BED. PROVIDE SAUCER ON

DOWNHILL SIDE ON SLOPES. NO PLANTING RIM FOR SHRUBS

IN PLANTING BED. KEEP MULCH AWAY FROM CONTACT WITH

WOODY TRUNK.


SOILMIX. ROOTBALL SHALL REST ON FIRM, UNDISTURBED SOIL.

REMOVE ALL PACKAGING MATERIAL. FOR POT BOUND PLANTS

ONLY: MAKE 4-5 VERTICAL CUTS IN ROOTBALL 1" DEEP. PLANT

IMMEDIATELY.

FOR ROOT BIND AT BOTTOM OF BALL: SPLIT ROOTBALL

VERTICALLY FROM BOTTOM HALFWAY TO TOP. SPREAD THE

TWO HALVES OVER A MOUND OF SOIL IN THE PLANTING HOLE.

SECTION

PLANT BED

12"

MIN.

MIN. 2X ROOTBALL

MIN. 2X ROOTBALL

L2.0

4

L2.0

1

L2.0

2

L2.0

5

FABRIC CUTOUT / WOOD MULCH RING DETAIL

NOT TO SCALEL2.0

3

ROOT

BALL

MASSED PLANTINGS

SHREDDED REDWOOD /

CEDAR / GORILLA HAIR

MULCH ONLY

CUTOUT IN WEED BARRIER

FABRIC TO BE LARGER

THAN ROOTBALL OF

PLANTING, OR GROUP OF

PLANTINGS. NO SLITS OR

CROSS CUTS WILL BE

ACCEPTED

SINGLE PLANTINGS

SHREDDED REDWOOD /

CEDAR

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