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HomeMy WebLinkAboutItem 09 - COUNCIL READING FILE_g_Vesting Tentative Tract Map 31062%2%SECTION B-BPUBLIC STREET 'B'CL12'TRAVEL LANE5'PARKWAY44'5'SIDEWALK12'TRAVEL LANE5'PARKWAY5'SIDEWALK10'PUE & STREETTREE EASEMENT10'PUE & STREETTREE EASEMENT2%2%SECTION D-D, E-E, & F-FPRIVATE LOCAL ROAD "D", "E", & "F"CL12'TRAVEL LANE12'TRAVEL LANE2'2'VEGETATEDROAD-SIDE SWALEVEGETATEDROAD-SIDE SWALE2%2%SECTION A-ACOMMERCIAL COLLECTOR 'A'CL12'TURN LANE114'PUBLIC ROAD DEDICATIONR/WR/W6'SIDEWALK2'7'BIKE LANE8'PARKWAY11'DRIVE LANE11'TURN LANE11'PLANTING STRIP11'DRIVE LANE12'DRIVE LANE8'PARKWAY6'SIDEWALK2'7'BIKE LANE10'PUE & STREETTREE EASEMENT10'PUE & STREETTREE EASEMENTS P R R10 1 227S ANLUIS OBISPOSOUTH STREETHIGHWAY BROAD STREET TANK FARM ROADHI G U E R A S T R E E T HI G H W A Y FOOTHILL BLVD ROADPROJECT LOS OSOS VALLEYPROPOSED WIDENINGEXISTING ROAD10'BUS TURNOUT10.5'TRAVEL LANE10.5'TRAVEL LANE10.5'TURNING LANE30' ±PROPOSED RW DEDICATION86' ±EXISTING ROW6'RAISEDMEDIAN10.5'TRAVEL LANE11'TRAVEL LANE2'8'PARKING LANE3'7'BIKE LANE6'SIDEWALK8'WAITING AREA7'BIKE LANE6'SIDEWALKSLOPE 3:1 MAXLOT 615'PUE & STREETTREE EASEMENTSECTION G-GLOS OSOS VALLEY ROAD - BUS TURNOUT10'FROOM CREEKTHAWLEGFROOM CREEKCHANNEL BOTTOMFROOM CREEK TOPOF BANK PER PLANPROPOSED WIDENINGEXISTING ROAD10.5'TRAVEL LANE19' ±PROPOSED RW DEDICATION86' ±EXISTING ROW10.5'TRAVEL LANE11'TRAVEL LANE2'8'PARKING LANE3'7'BIKE LANE6'SIDEWALK5'PKWY6'SIDEWALKVARIESRAISEDMEDIAN12'TRAVEL LANE7'BIKE LANE3'SLOPE 3:1 MAXSLOPE 3:1 MAXLOT 315'PUE & STREETTREE EASEMENTSECTION J-JLOS OSOS VALLEY ROAD - BUS TURNOUT TO CALLE JOAQUIN10'FROOM CREEKTHAWLEGFROOM CREEKCHANNEL BOTTOMFROOM CREEKTOP OF BANK PERPLANPROPOSED WIDENINGEXISTING ROAD10.5'TURN LANE32' ±PROPOSED RW DEDICATION86' ±EXISTING ROW10.5'TRAVEL LANE11'TRAVEL LANE2'8'PARKING LANE3'7'BIKE LANE6'SIDEWALK5'PKWY6'SIDEWALK7'BIKE LANE3'10.5'TRAVEL LANE10.5'TRAVEL LANE12'TURN LANE6'RAISEDMEDIANSLOPE 3:1 MAXSTORMWATERTREATMENT BASINLOT 1315'PUE & STREETTREE EASEMENTSECTION H-HLOS OSOS VALLEY ROAD - NORTH OF AUTO PARK10'PROPOSED LOVRDITCH BOTTOM2%2%SECTION C-CPUBLIC STREET 'A'CL12'TRAVEL LANE5'PARKWAY44'5'SIDEWALK12'TRAVEL LANE5'PARKWAY5'SIDEWALK10'PUE & STREETTREE EASEMENT10'PUE & STREETTREE EASEMENTN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C1_Title.dwg, C1, Jul 02, 2020 3:27pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC1Vesting Tentative Tract Map No. 3106IN THE CITY OF SAN LUIS OBISPO, CALIFORNIAPROJECT STATISTICSUTILITIESBEING A SUBDIVISION OF A PORTION OF LOTS 68 AND 69 OF OF THERANCHO CANADA DE LOS OSOS AND LA LAGUNA AS SHOWN ON THEMAP RECORDED IN BOOK A OF MAPS, PAGE 83 AND 84.ELECTRIC.............. PACIFIC GAS & ELECTRICTELEPHONE.......... AT&TCABLE.................. CHARTER COMMUNICATIONSGAS...................... SOUTHERN CALIFORNIA GAS COMPANYSEWER.................. CITY OF SAN LUIS OBISPOWATER.................. CITY OF SAN LUIS OBISPORECYCLED............ CITY OF SAN LUIS OBISPOHORIZONTAL & VERTICAL CONTROLTOPOGRAPHYAERIAL TOPOGRAPHY PROVIDED BY M.B.S.VICINITY MAPSHEET INDEXNOT TO SCALEC1..............TITLE SHEETC2..............EXISTING CONDITIONS MAPC3..............VESTING TENTATIVE MAP (OVERALL)C4..............VESTING TENTATIVE MAP (FROOM)C5..............VESTING TENTATIVE MAP (LOWER VILLAGGIO)C6..............UTILITY PLAN (FROOM)C7..............UTILITY PLAN (LOWER VILLAGGIO)C8..............GRADING & DRAINAGE PLAN (FROOM)C9..............GRADING & DRAINAGE PLAN (LOWER VILLAGGIO)C10............GRADING & DRAINAGE PLAN (SD EASEMENT AND BASIN)C11............GRADING BLOWUP DETAILSC12............STORMWATER MANAGEMENT PLANC13............STORMWATER MANAGEMENT PLANC14............LOVR WIDENINGC15............SITE CONSTRAINTS MAPC16............LANDSCAPE WATER USE MAPTHE BASIS OF BEARING FOR THIS MAP BEING BETWEENFOUND MONUMENTS #8112 AND #8113 OF THE CITY OFSAN LUIS OBISPO 2007 HORIZONTAL CONTROL NETWORKOWNERJOHN MADONNA CONSTRUCTION CO., INC.P.O. BOX 5310SAN LUIS OBISPO, CA 93401C1TITLE SHEETREPRESENTATIVERRM DESIGN GROUP3765 S. HIGUERA STREETSAN LUIS OBISPO, CA 93401(805) 543-1794DESCRIPTION ZONING LOTS INCL AREAFROOM RANCH6-13 --RESIDENTIAL (R-3-SP) 8,10,11 8.91 acMULTI-FAM (R-4-SP) 6,72.91 acCOMM (CR-SP) 12,13 4.50acPARK (P-F-SP) 93.60 acVILLAGIO2-3 --RESIDENTIAL (R-3-SP) 2-336.72 acOPEN SPACE (OS-SP) 1,547.89 acROADS 4 & PUBLIC ROADS 5.16 acTRACT AREA109.69 acATTACHMENT C ^^^^^^^^^^^^^^^^^^^^ ^ ^ ^ ^ ^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^ ^ ^ ^ ^ ^ ^ ^^^^^^^ ^ ^^^^^^^^^^^^^^^^^^^^ ^ ^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^ ^ ^ ^^^^^^^^^^^^ ^ ^ ^^ ^ ^ ^ ^^^^^^^^ ^ ^ ^ ^ ^^^^^^^ ^ ^ ^ ^ ^ ^^^^^^^^^^^^^^^^^^^SD SD SD GGWWJT J T J T 48"CM P 18"RCP 18"RCP (2)30 " C M P 42"CM P OHOHOHOHRELOCATE EXISTING BASINRELOCATE EXISTINGBASINABANDON EXISTINGDRAINAGE EASEMENTREMOVE EXISTING FENCEAND ACCESS ROADREMOVE EXISTING BUILDINGSRELOCATE EXISTINGBUILDINGS — SEESHEET C6 & C8PROTECT EXISTINGTREEABANDON EXISTING INGRESSAND EGRESS EASEMENTPROTECT EXISTINGWETLANDPROTECT EXISTING CELLTOWEREXISTING PROPERTYLINEREMOVE EXISTINGCONCRETE WEIRAMEND AND EXPANDEXISTING AGRICULTURALRESERVATION EASEMENT FORWETLAND PROTECTIONPURPOSES. SEE SHEET C5.EXISTING OFFER OFDEDICATION TO REMAINELECTRICAL ANDCOMMUNICATIONEASEMENT TO REMAINABANDON EXISTINGDRAINAGE EASEMENTABANDON EXISTINGDRAINAGE EASEMENTPIPELINE EASEMENT TOREMAINEXISTING PROPERTYLINEEXISTING RIGHTOF WAYEXISTING FROOMCREEK FLOWLINEEXISTING PG&EACCESS ROADREMOVE EXISTINGFENCINGREMOVE EXISTING FENCINGPROTECT EXISTING (2) 4' x 4'CONCRETE BOX CULVERTPROTECT EXISTINGSTORM DRAININFRASTRUCTUREPROTECT EXISTING12" RCP STORMDRAIN INLETPROTECT EXISTING24" RCP STORMDRAIN INLETRELOCATE EXISTING BUILDING— SEE SHEET C6 & C8REMOVE EXISTING STORMDRAIN — SEE SHEET C8 FORREVISED OUTLETEXISTING 100-YRFEMA FLOOD PLAINBOUNDARY, ZONE AEXISTING 100-YRFEMA FLOOD PLAINBOUNDARY, ZONE AAN UNPLOTTABLE EASEMENT TOPG&E EXISTS PER DOCUMENT#2002-100585 & 2002-103795 FORACCESS TO POWER LINESDEED OF INGRESS AND EGRESSTO THE CITY OF SAN LUIS OBISPOPER DOCUMENT #2010035547185190195200205210215220225230235240245250255185190195200205210215220225230235240245250255 110115 120 125 13 0 135 140 145 150155 160165170175 180185 190 19 5 105315305300295290285280275180175170165160155150 1451401351301 2 5 120115 11011011 0260265270275280285290 270265260250245240235230225220320325330335335340345350340215210205200195 190 185180175170165160155150 145 140 135 130 125 120120125 125 120 1151151 2 0 1 1 5 1 1 5 1 1 0 115120125130130130130135140145150155160160120120120125130135135135140140145150155160165170175180185190195200205210215220225230235240245250255260265270275280285290EXISTING 100-YRFEMA FLOOD PLAINBOUNDARY, ZONE AEXISTING 100-YRFEMA FLOOD PLAINBOUNDARY, ZONE APROTECT EXISTINGARTESIAN WELLEXISTING ABANDONEDWELL TO REMAINPROTECT EXISTING WELLPROTECT EXISTINGMADONNADOMESTIC WELLEXISTING STORMDRAIN INLET TO BEREMOVEDEXISTING STORM DRAINPIPE TO BE EXTENDEDSEE ENLARGED AREA OFEXISTING BUILDINGS, THIS SHEETREMOVE EXISTING 1,500 GALSEPTIC TANKREMOVE EXISTING 1,200 GALSEPTIC TANKEXISTING FROOMCREEK FLOWLINEEXISTING FROOMCREEK FLOWLINEEXISTING FROOMCREEK FLOWLINEEXISTING CREEKFLOWLINEPROTECT EXISTING (4)24" HDPE STORM DRAINREMOVE EXISTING (4)24" HDPE STORM DRAINPROTECT EXISTINGSTORM DRAIN OUTLETREMOVE EXISTING GAS LINEREMOVE EXISTINGWATER LINEPROTECT EXISTINGDRY UTILITIESEXISTING OPENSPACE EASEMENTUNDERGROUNDEXISTING OVERHEADPOWER LINES140135135PROTECT EXISTING WELLOPEN SPACE AREA ADOC. NO. 2001-036268PTN. LOT 68A MAPS 83PTN. LOT 69A MAPS 83APN067-241-030APN 067-241-021APN067-241-031LOS OSOS VALLEY ROADAUTO PARKWAY CAL L E J O A Q U I N CAL L E J O A Q U I NMOUNTAINBROOKCHURCH MOTEL 6MARRIOTT HOTELROSEGARDENINNHAMPTONINNTOYOTA SLOBEAR VALLEYCENTERSUNSET HONDAPERRY FORDCOAST BMWHOME DEPOTWHOLEFOODSLOS OSOS VALLEY ROADTJ MAXXAPN053-171-032APN053-171-034APN053-171-039APN053-171-029APN053-171-014APN053-161-010APN053-510-017APN053-510-012APN053-510-016APN067-241-032APN053-151-042APN053-151-035APN053-151-023APN053-151-019APN053-151-021APN053-151-020APN053-151-016APN067-241-032APN067-241-032MOUNTAINBROOKCHURCHMARTINELLILAWRENCE JIRISH HILLSPLAZA WEST LLCA CA LLCCITY OF SANLUIS OBISPOCITY OF SANLUIS OBISPOWWJTJT J T"OLD" BARNOUTHOUSEBUNKHOUSEMAIN RESIDENCELATER ADDITIONSHED BUILDINGSTORAGEBUILDINGCREAMERY/HOUSELATER ADDITIONDAIRY BARNLATER ADDITIONGRANARYCELL TOWERN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C2_Existing.dwg, C2, Jul 02, 2020 3:30pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC2EXISTING CONDITIONSEASEMENTS AND ADJACENT PROPERTY INFORMATION ARE DRAWNFROM AVAILABLE PUBLIC RECORDEASEMENTS NOT PLOTTABLE FROM RECORDEASEMENT FOR POLE LINE BOOK 73 DEEDS PAGE 471EASEMENT FOR ROAD AND INCIDENTAL PURPOSES BOOK 548PAGE 431 O.R.EASEMENT FOR ELECTRICAL FACILITIES BOOK 1204 PAGE 266O.R.EASEMENT FOR AVIGATION DOC. NO. 2000.062151 O.R.EXISTING PROPERTY LINE/ROWEXISTING EASEMENTEXISTING CONTOUR (5' INTERVAL)EXISTING TREES/BRUSHLEGENDEXISTING POWER POLE75XEXISTING FENCEEXISTING ROADNOTESEXISTING FLOWLINESCALE: 1" = 150'75' 150'0300'EXISTING BUILDINGSSCALE: 1" = 80'PROTECT EXISTING MADONNA IRRIGATION WELLATTACHMENT C 5.33 ACRESLOT 846.40 ACRESLOT 11.49 ACRESLOT 51.25 ACRESLOT 45.11 ACRESLOT 30.09 ACRESLOT 103.60 ACRESLOT 931.62 ACRESLOT 23.82 ACRESLOT 133.49 ACRESLOT 110.68 ACRESLOT 122.32 ACRESLOT 60.59 ACRESLOT 73.91 ACRESPUBLIC ROAD APARCEL LINE DATASEGMENTL1L2L3L4L5L6L7LENGTH68.3260.5222.68176.45258.37144.23109.39DIRECTIONN29° 33' 53"WN6° 22' 59"EN31° 00' 54"WN77° 02' 07"EN11° 09' 36"EN67° 50' 55"EN67° 50' 55"EPARCEL CURVE DATASEGMENTC1C2C3C4C5C6C7LENGTH163.1321.9439.3922.4530.6766.559.47RADIUS260.0040.0062.0040.00172.0058.0030.00DELTA35°56'52"31°25'33"36°24'06"32°09'26"10°13'00"65°44'32"18°05'26"MOUNTAINBROOKCHURCHMOTEL 6MARRIOTT HOTELROSEGARDENINNHAMPTONINNTOYOTA SLOBEAR VALLEYCENTERSUNSET HONDAPERRY FORDCOAST BMWHOME DEPOTWHOLEFOODSTJ MAXXMOUNTAINBROOKCHURCHMARTINELLILAWRENCE JIRISH HILLSPLAZA WEST LLCA CA LLCCITY OF SANLUIS OBISPOCITY OF SANLUIS OBISPON49°13'31"E1863.51'N59°37 '23 "E732.16 'N59°37 '23 "E307.74 'N59°37 '23 "E112.33 'N28°54'32"W52.99'N43°17'17"E91.34'N20°53'43"W50.00'N2°15'09"E 177.34'Δ=6°29'42"R=600.00' L=68.02'Δ=7°50'32"R=600.00' L=82.12'N57°17'46"E19.06'N32°42'12"W813.63'N57°01 '52 "E505.12 'N57°01 '52 "E105.62 'N81°37'31"W220.71'N77°27'11"W207.56'N5°38'58"W523.23'N81°25'27"E478.62'N75°16'10"W87.71'N79°42'16"E199.67'N83°18'57"W193.04'N61°05'45"W75.03'N61°05'45"W72.85'N24°10'24"W283.50'N45°03'12"E138.82'N3 0 ° 1 2 ' 1 3 " E 11 3 . 8 9 'N61°57'20"E1347.58'N11°33'10"E364.69'N62°00'45"E322.83'N28°46'30"W1070.96'N57°10'46"E165.04' N21 ° 4 9 ' 5 2 " E 278. 6 4 ' N18° 5 3 ' 3 9 " E 240. 3 8 ' Δ = 4 3 ° 1 3'5 2" R=3 8 5.5 3 'L=29 0 . 8 9 'Δ=35°07'19"R=330.87' L=202.82'N21 ° 5 5 ' 2 0 " E 4 3 7 . 9 4 'PROPOSED DRAINAGE EASEMENT(AREA = 7.5± ac)N86°56'32"E85.56'Δ=30°17'54"R=422.00'L=223.16'N56°38 '38 "E43.73 'Δ=3°52'53"R=378.00' L=25.61'N66°29'16 "E200.01 'N62°14'07 "E54.93 'Δ=88°50'30"R=203.83'L=316.06'Δ=88°50'30"R=203.83' L=316.06'Δ=24°31'01"R=454.71' L=194.57'N4°24'22"W172.28'Δ=23°23'2 4 "R=440.53'L=17 9.84 ' N18° 5 9 ' 0 1 " E 432. 3 0 ' Δ = 3 8 °4 8'5 3" R =57 6.7 9' L = 390.75'N57°47 '55 "E74.30 ' Δ=65°44'58" R=333.99'L=38 3.2 7'EXISTING OPENSPACE EASEMENTΔ=62°18'42"R=65.50' L=71.24'N69°17'53"W129.42'S26°58'05"E521.24'N11°18' 3 0 " E 192.04'N53°12'34"W143.64'S64°46'26 "W125.17 'Δ=17°34'15"R=373.04' L=114.40'N15°3 2 ' 3 0 " E 470.0 9 'N74°27'30"W252.31'N3°45'27"E80.97'N72°42'13"W172.68'N17°17'47"E40.93'N72°42'13"W91.40'N21°10'43"W244.81'L1C1 L2C2 C3 C4C5 L3C6C7L4L5 L6L7Δ=0°04'29"R=42371.68'L=55.21'Δ=7°15'16"R=3702.38' L=468.77'N2 7 ° 0 6 ' 4 6 " E 16 8 . 0 8 'N3°53'14"W291.10'N35°36'26"W171.14'N22 ° 0 7 ' 3 2 " E 96.1 1 'N4°07'18"W98.81'N82°23'50"E108.69'N59°59'31"W87.99'5.11 ACRESLOT 31.25 ACRESLOT 446.40 ACRESLOT 11.49 ACRESLOT 5150' CONTOURN21°45'02"W140.95'N61°16'37"E29.62'N53°59'00"E52.45'N38°49'23"W182.35'PROPOSED OPEN SPACE31.62 ACRESLOT 2PROPOSED 30' WIDE BASIN ACCESSAND MAINTENANCE EASEMENTROAD 'A'ROAD 'B'ROAD 'B'ROAD 'A'AUTO PARKWAYLOS OSOS VALLEY ROADCA L L E J O A Q U I NWILDLIFE CORRIDORBUFFERN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C3_VTM.dwg, C3, Jul 02, 2020 3:30pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPSCALE: 1" = 150'75' 150'0300'NOTESPUBLIC UTILITY EASEMENT MAY BE ADJUSTED TO ACCOMMODATETRANSFORMER AND VAULT LOCATIONS AS NECESSARY.PUBLIC LOTS INCLUDE: 6, 7, 9, 12 & 13.SEE C2 FOR DISPOSITION OF EXISTING STRUCTURES AND EXISTINGEASEMENT INFORMATION.LOT 9 IS TO BE OFFERED TO THE CITY OF SAN LUIS OBISPO FOR PARKPURPOSES.ROADS 'A' ,'B' & 'C' ARE TO BE OFFERED TO THE CITY OF SAN LUISOBISPO FOR PUBLIC ROADWAY & PUBLIC SEWER, WATER, STORMDRAIN, DRAINAGE & UTILITIES. (NOT IN FEE)PUBLIC IMPROVEMENTS SHOWN IN THE VTM ARE PRELIMINARY ANDMAY BE MODIFIED AS PART OF FINAL DESIGN AND CONSTRUCTIONPLANS.LEGENDSEE SHEET C4 FOR FROOM RANCH EASEMENT INFORMATIONC3VESTING TENTATIVE MAP - OVERALLPROPOSED RWTRACT BOUNDARYPROPOSED PROPERTY LINEPROPOSED EASEMENTEXISTING EASEMENT (SEE SHEET C2)EXISTING PROPERTY LINESEE SHEET C5 FOR VILLAGGIO EASEMENT INFORMATIONPROPOSEDPUBLIC PARKATTACHMENT C 5.33 ACRESLOT 85.11 ACRESLOT 30.09 ACRESLOT 103.60 ACRESLOT 93.82 ACRESLOT 133.49 ACRESLOT 110.68 ACRESLOT 122.32 ACRESLOT 60.59 ACRESLOT 73.91 ACRESPUBLIC ROAD AC-CC1A-AC1B-BC1H-HC1G-GC1J-JC1B-BC1HOME DEPOTWHOLEFOODSTJ MAXXIRISH HILLSPLAZA WEST LLCA CA LLCCITY OF SANLUIS OBISPON32°42'12"W813.63'N57°01 '52 " E505.12 'N57°01 '52 " E105.62 'N81°37'31"W220.71'N77°27'11"W207.56'N5°38'58"W523.23'N81°25'27"E478.62'N75°16'10"W87.71'N79°42'16"E199.67'N83°18'57"W193.04'N61°05'45"W75.03'N61°05'45"W72.85'N24°10'24"W283.50'N57°10 '46 "E165.04 'N69°49'16"W58.99'N69°49'16"W58.99'Δ=27°43'59"R=522.00' L=252.66'Δ=16°51'03"R=478.00'L=140.58'N82°26'45"E308.55'N82°26'45"E308.55'Δ=5°36'12"R=83.00' L=8.12'Δ=45°40'29"R=33.00' L=26.31'Δ=30°46'14"R=83.00' L=44.57'Δ=47°02'08"R=50.00' L=41.05'N57°05 '46 " E30.43 'Δ=21°16'48"R=284.00' L=105.48'Δ=8°51'04"R=240.00' L=37.08'Δ=30°01'24"R=228.00'L=119.47'N57°12 '14 " E134.32 'Δ=42°41'14"R=222.00'L=165.40'Δ=54°54'36"R=166.00'L=159.09'Δ=48°48'15"R=100.00' L=85.18'N62°14 '07 "E54.93 'Δ=40°39'21"R=277.83'L=197.14'44'114'44' CR E E K E S M T 44'44'74'Δ=43°31'53"R=17.69' L=13.44'Δ=38°59'37"R=63.99'L=43.55'N57°01 '52 " E44.00 'ABANDON INGRESS ANDEGRESS EASEMENT35' CREEK SETBACK,PUBLIC TRAIL, AND LINEARPARK EASEMENT35'44'PROPOSED 10' P.U.E. &STREET TREE EASEMENTPROPOSED 10' P.U.E. &STREET TREE EASEMENT65'PROPOSED DRAINAGE EASEMENTN77°06'32"W157.60'N86°56'32"E85.56'Δ=30°17'54"R=422.00'L=223.16'N56°38 '38 " E43.73 'Δ=3°52'53"R=378.00' L=25.61'N66°29'16 "E200.01 'N62°14 '07 "E54.93 'Δ=88°50'30"R=203.83'L=316.06'Δ=88°50'30"R=203.83' L=316.06'Δ=24°31'01"R=454.71' L=194.57'Δ=62°18'42"R=65.50' L=71.24'PROPOSED PUBLICRIGHT-OF-WAY OFFER OFDEDICATIONPROPOSED PUBLICRIGHT-OF-WAY OFFEROF DEDICATIONN44°35'04"W70.00'N15°35'28"W35.08'N45°10'10"E56.12'N44°49'50"W70.00'N45°10'10"E36.43'N45°10'10"E19.39'35'N58°01 '25 "E174.30 'N27°45'53"W96.55'N62°14 '07 "E40.06 'N62°14'07"E54.93'PROPOSED CREEKEASEMENT35' CREEK SETBACKPROPOSED DRAINAGEEASEMENT AND SETBACK(WIDTH VARIES)PROPOSED DRAINAGEEASEMENT TO BE PRIVATELYMAINTAINEDL1C1 L2C2C3 L5 L6N86°56'32"E149.47'Δ=30°17'54"R=378.00'L=199.89'N56°38 '38 " E 4 3 .7 3 'Δ=44°30'40"R=65.00'L=50.50'Δ =195°06'41"R =5 7 .0 0'L=194.10'Δ=44°30'40"R=65.00'L=50.50'Δ=4°16'56"R=116.00' L=8.67'N58°31'47"W72.17'Δ=22°01'37"R=102.00' L=39.21'Δ=5°43'37"R=136.85' L=13.68'Δ=83°37'14"R=5.00' L=7.30'Δ=26°28'52"R=110.69' L=51.16'Δ=11°47'12"R=112.00' L=23.04'S75°04'07"W85.82'N5°38'58"W150.81'N33°20'33"W16.03'N28°46'19"W291.30'N82°23'50"E108.69'N59°59'31"W87.99'5.11 ACRESLOT 3PROPOSED 20'PAVED PUE &ACCESS EASEMENT24' EMERGENCY VEHICLEACCESS EASEMENTN58°31 '13 "E44.02 'PROPOSED EVA EASEMENTPROPOSED PUBLIC PARKPROPOSED 10' P.U.E. &STREET TREE EASEMENTPROPOSED CREEK DRAINAGEEASEMENT TO BE PRIVATELYMAINTAINEDPROPOSED CREEK DRAINAGEEASEMENT TO BE PRIVATELYMAINTAINEDPROPOSED DRAINAGEEASEMENT TO BE PRIVATELYMAINTAINED10' DRAINAGESETBACK35' CREEKSETBACK, PUBLICTRAIL, & LINEARPARK EASEMENTPROPOSED CREEKDRAINAGE EASEMENT TOBE PRIVATELY MAINTAINED35' CREEK SETBACK35' CREEK SETBACK16' CELL TOWERACCESS EASEMENT24' EMERGENCY VEHICLEAND CELL TOWERACCESS EASEMENTPROPOSED 10' P.U.E. &STREET TREE EASEMENTPROPOSED 10' P.U.E. &STREET TREE EASEMENTPROPOSED 10' P.U.E. &STREET TREE EASEMENTN76°16'27"E181.80'N57°53 '43 "E179.99 'EXISTING DRAINAGEEASEMENT PER DOCNO. 2003-076475EXISTING DRAINAGEEASEMENT PER DOCNO. 2003-076475PROPOSED 15' P.U.E. &STREET TREE EASEMENTPROPOSED 15' P.U.E. &STREET TREE EASEMENTPROPOSED PUBLICRIGHT-OF-WAY OFFEROF DEDICATIONPROPOSED PUBLICRIGHT-OF-WAY OFFER OFDEDICATIONPROPOPSEDPUBLIC ROAD 'A'PROPOPS EDPUBL IC ROAD 'A 'PROPOPSEDPUBLIC ROAD 'B'PROPOPSEDPUBLIC ROAD 'B'LOS OSOS VALLEY ROADAUTO PARKWAYPROPOSED 10' PRIVATEWATER LINE EASEMENTPROPOSED 10' PRIVATEWATER LINE EASEMENTPROPOSED 10' PRIVATEWATER LINE EASEMENTPROPOSED 10' PRIVATEWATER LINE EASEMENTΔ=14°23'27"R=453.91'L=114.01'Δ=14°17'25"R=497.00'L=123.96'Δ=19°54'10"R=15.00' L=5.21'N88°03'31"E 12.50'N70°45'24"E 19.89'N68°17'09 "E 57 .09 'Δ=44°02'48"R=50.00' L=38.44'Δ=11°03'34"R=83.00' L=16.02'Δ=30°14'55"R=83.00' L=43.82'N44°50'02"W 25.56'N34°55'31"W 66.48'Δ=17°18'06"R=25.00' L=7.55'Δ=17°48'36"R=15.00' L=4.66'N29°33'53"W 38.07'Δ=23°52'33"R=15.00' L=6.25'Δ=17°18'06"R=25.00' L=7.55'N61°27'07"E 28.50'Δ=11°40'48"R=50.00' L=10.19'N49°46'19"E 18.49'Δ=32°07'17"R=83.00' L=46.53'N22°25'15"W 24.47'N27°24'07"W 93.82'Δ=17°18'06"R=25.00' L=7.55'N10°06'01"W 10.73'Δ=17°18'06"R=15.00' L=4.53'Δ=5°30'06"R=478.00' L=45.90'N32°54'14"W 48.80'Δ=17°18'06"R=15.00' L=4.53'N12°15'46"W 10.57'Δ=17°18'06"R=26.00' L=7.85'N29°33'53"W 22.86'N29°33'53"W 56.36'Δ=24°35'18"R=50.00' L=21.46'Δ=1°26'19"R=522.00' L=13.11'N32°54'14"W 48.85'N31°27'54"W 46.33'Δ=17°18'06"R=15.00' L=4.53'N48°46'01"W 10.73'Δ=17°18'06"R=25.00' L=7.55'N31°27'54"W 77.10'N40°03'42"W 22.47'Δ=30°46'14"R=83.00' L=44.57'10' DRAINAGE SETBACKPROPOSED BLANKETRECIPROCAL ACCESSEASEMENT FOR LOT 6 AND 7N:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C3_VTM.dwg, C4, Jul 02, 2020 3:31pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPNOTESC4VESTING TENTATIVE MAP - FROOMSCALE: 1" = 50'25' 50'0100'LEGENDPROPOSED RWTRACT BOUNDARYPROPOSED PROPERTY LINEPROPOSED EASEMENTSEE SHEET C5EXISTING EASEMENT (SEE SHEET C2)EXISTING PROPERTY LINEPUBLIC UTILITY EASEMENT MAY BE ADJUSTED TO ACCOMMODATETRANSFORMER AND VAULT LOCATIONS AS NECESSARY.PUBLIC LOTS INCLUDE: 6, 7, 9, 12 & 13.SEE C2 FOR DISPOSITION OF EXISTING STRUCTURES AND EXISTINGEASEMENT INFORMATION.LOT 9 IS TO BE OFFERED TO THE CITY OF SAN LUIS OBISPO FOR PARKPURPOSES.ROADS 'A', 'B' & 'C' ARE TO BE OFFERED TO THE CITY OF SAN LUISOBISPO FOR PUBLIC ROADWAY & PUBLIC SEWER, WATER, STORMDRAIN, DRAINAGE & UTILITIES. (NOT IN FEE)PUBLIC IMPROVEMENTS SHOWN IN THE VTM ARE PRELIMINARY ANDMAY BE MODIFIED AS PART OF FINAL DESIGN AND CONSTRUCTIONPLANS.ATTACHMENT C 5.33 ACRESLOT 81.49 ACRESLOT 51.25 ACRESLOT 45.11 ACRESLOT 331.62 ACRESLOT 22.32 ACRESLOT 60.59 ACRESLOT 7B-BC1J-JC1MOTEL 6MARRIOTT HOTELROSEGARDENINNHAMPTONINNTOYOTA SLOBEAR VALLEYCENTERMOUNTAINBROOKMARTINELLILAWRENCE JCITY OF SANLUIS OBISPON59°37'23"E732.16'N59°37'23"E307.74'N59°37'23"E112.33'N28°54'32"W52.99'N43°17'17"E91.34'N20°53'43"W50.00'N2°15'09"E177.34'Δ=6°29'42"R=600.00' L=68.02'Δ=7°50'32"R=600.00' L=82.12'N57°17'46"E19.06'N2 4 ° 1 0 ' 2 4 "W 2 8 3 . 5 0 'N45°03'12"E138.82'N30°12'13"E113.89'N62°14'07"E54.93'Δ=40°39'21"R=277.83'L=197.14'44'N21°49'52"E278.64'N18°53'39"E240.38'Δ=43°13'52"R=385.53'L=290.89'Δ=35°07'19"R=330.87' L=202.82'N21°55'20"E 437.94'ABANDON EXISTINGSTORMWATER ANDDRAINAGE EASEMENTAMEND AND EXPAND EXISTINGAGRICULTURAL PRESERVATION EASEMENTFOR WETLAND PROTECTION PURPOSES —EASEMENT TO BE REDEFINED PER THIS MAP(AREA = 7.1 ac)35' CREEK SETBACK,PUBLIC TRAIL, & LINEARPARK EASEMENTPROPOSED CREEK DRAINAGEEASEMENT TO BE PRIVATELYMAINTAINED (VARIES)N77°06'32"W157.60'N86°56'32"E85.56'Δ=30°17'54"R=422.00'L=223.16'N56°38'38"E43.73'Δ=3°52'53"R=378.00' L=25.61'N66°29'16"E200.01'N62°14'07"E54.93'Δ=8 8 °50'3 0 " R=203.8 3' L =316 .0 6 'Δ=88°50'30"R=203.83' L=316.06'Δ=24°31'01"R=454.71' L=194.57'N4°24'22"W172.28 'Δ=23°23'24"R=440.53'L=179.84'N18°59'01"E432.30'Δ=38°48'53"R=576.79'L=390.75'N57°47'55"E74.30'Δ=65°44'58"R=333.99'L=383.27'REDEFINED OPEN SPACEAND WETLAND EASEMENT(AREA = 7.82 ac)PROPOSED PUE AND FIREACCESS EASEMENTN69°17'53"W129.42'S26°58'05"E521.24'N74°27'30"W252.31'N72°42'13"W172.68'N17°17'47"E40.93'N72°42'13"W91.40'N21°10'43"W244.81' L 1C1L2C2C3C4C5 L 3 C6 C7 L4L5L6L7PROPOSED PUBLICOFFER OF DEDICATIONΔ=0°04'29"R=42371.68'L=55.21'Δ=7°15'16"R=3702.38' L=468.77'N27°06'46"E168.08'N3°53'14"W291.10 ' N 3 5 ° 3 6 ' 2 6 " W 1 7 1 . 1 4 'N22°07'32"E96.11'N4°07'18"W98.81'N86°56'32"E149.47'Δ=30°17'54"R=378.00'L=199.89'N56°38'38"E43.73'5.11 ACRESLOT 31.25 ACRESLOT 41.49 ACRESLOT 5N58°31'13"E44.02'N21°45'02"W140.95'N61°16'37"E29.62'N53°59'00"E52.45'N38°49'23"W182.35'31.62 ACRESLOT 2PROPOSED PUE ANDFIRE ACCESS EASEMENTPROPOSED 20'PAVED PG&E ANDFIRE ACCESSEASEMENT3 5 ' 7 4 ' 3 5 '35' CREEK SETBACK, PUBLICTRAIL, & LINEAR PARK EASEMENTPROPOSED CREEKDRAINAGE EASEMENT TOBE PRIVATELY MAINTAINED35' CREEK SETBACK, PUBLIC TRAIL,& LINEAR PARK EASEMENTPROPOSED CREEKDRAINAGE EASEMENT TOBE PRIVATELY MAINTAINED35' CREEK SETBACK35' CREEK SETBACKPROPOSED CREEK DRAINAGEEASEMENT TO BE PRIVATELYMAINTAINED (VARIES)PROPOSED PUE ANDFIRE ACCESS EASEMENTN57°53'43"E179.99'LOT 1PROPOSED 15' P.U.E. &STREET TREE EASEMENTROAD 'B'ROAD 'A'PROPOPSEDPUBLIC ROAD 'B'LOS OSOS VALLEY ROADCALLE JOAQUINLO S O SO S VA L L EY ROADPROPOSED 15' P.U.E. &STREET TREE EASEMENTPROPOSED 10' PRIVATEWATER LINE EASEMENTWILDLIFE CORRIDORBUFFERPARCEL LINE DATASEGMENTL1L2L3L4L5L6L7LENGTH68.3260.5222.68176.45258.37144.23109.39DIRECTIONN29° 33' 53"WN6° 22' 59"EN31° 00' 54"WN77° 02' 07"EN11° 09' 36"EN67° 50' 55"EN67° 50' 55"EPARCEL CURVE DATASEGMENTC1C2C3C4C5C6C7LENGTH163.1321.9439.3922.4530.6766.559.47RADIUS260.0040.0062.0040.00172.0058.0030.00DELTA35°56'52"31°25'33"36°24'06"32°09'26"10°13'00"65°44'32"18°05'26"N:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C3_VTM.dwg, C5, Jul 02, 2020 3:31pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC5VESTING TENTATIVE MAP - LOWER VILLAGGIOSCALE: 1" = 50'25' 50'0100'LEGENDPROPOSED RWTRACT BOUNDARYPROPOSED PROPERTY LINEPROPOSED EASEMENTEXISTING EASEMENT (SEE SHEET C2)EXISTING PROPERTY LINESEE SHEET C4SEE SHEET C3SEE SHEET C3NOTESPUBLIC UTILITY EASEMENT MAY BE ADJUSTED TO ACCOMMODATETRANSFORMER AND VAULT LOCATIONS AS NECESSARY.SEE C2 FOR DISPOSITION OF EXISTING STRUCTURES AND EXISTINGEASEMENT INFORMATION.PUBLIC IMPROVEMENTS SHOWN IN THE VTM ARE PRELIMINARY ANDMAY BE MODIFIED AS PART OF FINAL DESIGN AND CONSTRUCTIONPLANS.ATTACHMENT C SDSDSDGG GGGGWWWWWWJTJ T J T JTJ T J T J T J T J T OHOHOHOHOHOHLOS OSOS VALLEY ROADAUTO PARKWAYHOME DEPOTWHOLEFOODSTJ MAXXIRISH HILLSPLAZA WEST LLCA CA LLCSSSSSSSSSSSSSSSSSSSSSSSS SSSSSS SSWWWWWWWWWWWWWJ T JTJTJTRWRWRWRWRWRWRWRWRWRWRW RWGGGSW W W WWRWSSSS RW RW RW RW JTWWWWWWWWWWW RW RW W WC-CC1B-BC1A-AC1B-BC1B-BC1SSMHRIM=119.678" INV(NE)=109.298" INV(S)=109.398" PVC L=372.6' S=0.50%8" PVC L=202 .6 ' S=2 .50%8" PVC L=85.6' S=0.50%8" PVC L=53.7' S=0.50%8" PVC L=74.6' S=0.50%8" PVC L=164.8' S=0.50%8" PVC L=120.2' S=2.90%8" PVC L=235.2' S=2.92%8" PVC L=239.3' S=0.50%8" PVC L=237.0' S=0.50%SSMHRIM=155.688" INV(E)=148.768" PVC L=177.6' S=2.90%8" PVC L=300.1' S=2.90%SSMHRIM=136.638" INV(E)=128.598" INV(W)=128.69SSMHRIM=125.778" INV(NW)=121.14SSMHRIM=128.488" INV(NE)=119.748" INV(SW)=119.848" INV(NW)=119.948" INV(SE)=119.94SSMHRIM=127.208" INV(SE)=121.16SSMHRIM=124.808" INV(NE)=117.608" INV(W)=117.71SSMHRIM=113.688" INV(SW)=112.49CONNECT TO EXSSMHRIM=145.518" INV(E)=137.518" INV(W)=137.618" PVC L=142.5' S=2.92%115115120125130 1351401 4 5 150155 160165 120120120125130130130135135140140145145150150170 SEE SHEET C12/C13 FORSTORMWATERINFORMATIONSEE SHEET C12/C13 FORSTORMWATERINFORMATIONCREEK BOTTOM ANDLOW-FLOW MEANDERINGCHANNEL — SEE SHEETC12/C13 FOR DETAILSPROPOSED RELOCATEDHISTORIC BUILDINGSPROPOSED RELOCATEDHISTORIC BUILDINGSPROPOSED STREET LIGHTDECORATIVE STREET LIGHTING PUBLIC STREET APRIVATE DOMESTIC WATERAND RECYCLED WATER10+0011+0012+0013+0014+0015+0016+0017+0018+0019+0020+0021+0022+0023+0024+0025+0026+0026+30N69°49'16"W 144.52'Δ=27°43'59" R=500.00' L=242.02'N82°26'45"E 308.55'Δ=19°30'53" R=475.00' L=161.78'N62°55'53"E 151.14'N57°05'46"E 144.79'Δ=31°27'19" R=203.50' L=111.72'Δ=31°20'51" R=350.00' L=191.49'N57°12'14"E 174.34'PROPOSEDPUBLIC TRAILEXISTING FROOMCREEK FLOWLINEPUBLIC STREET APUBLIC STREET BPRIVATE ROAD B PUBLIC STREET BPROPOSED SEWER UNDER PROPOSED CREEK FLOWLINE (36" COVER MIN)UNDERGROUND EXISTINGOVERHEAD IMPROVEMENTSUNDERGROUND EXISTINGOVERHEAD IMPROVEMENTSCONNECT TO NEARESTUNDERGROUND UTILITY BOXPROPOSED 6" WATER METER AND 8" REDUCED PRESSURE BACKFLOW PROPOSED 4" RECYCLED WATER METER 3" PVC WATER SUPPLY LINE 3" PVC WATER SUPPLY LINE3" PVC WATER SUPPLY LINEN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C6_Utilities.dwg, C6, Jul 02, 2020 3:32pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC6UTILITY PLAN - FROOMSEE SHEET C7NOTESSEE C2 FOR DISPOSITION OF EXISTING STRUCTURES AND EXISTINGEASEMENT INFORMATIONSEE C8 & C9 FOR STORM DRAIN INFORMATIONEXISTING UTILITY INFORMATION DRAWN FROM AVAILABLE PUBLICRECORD AND SURFACE INVESTIGATIONDRY UTILITIES INCLUDED: ELECTRICITY, PHONE, CABLE TV. GASPROPOSED FOR COMMERCIAL PURPOSES ONLY.LOTS 3 & 13 TO BE PROVIDED GAS FOR COMMERCIAL PURPOSES,ALL OTHER LOTS ASSUMED TO BE ELECTRIC.LEGENDWSS220220PROPOSED CONTOUR (5' INTERVAL)EXISTING CONTOUR (5' INTERVAL)PROPOSED 8" PVC WATER (PUBLIC UNO)EXISTING TREES/SCRUBPROPOSED 8" FUSED HDPE SEWER (PUBLIC UNO)SDPROPOSED 24" HDPE STORM DRAIN (PUBLIC UNO)RWPROPOSED 4" HDPE RECYCLED WATER (PUBLIC UNO)TRACT BOUNDARYPROPOSED FIRE HYDRANTPROPOSED PUBLIC TRAILSCALE: 1" = 50'25' 50'0100'ATTACHMENT C SD48"CMP18"RCP18"RCP(2)30"CMPOHOHOHOHOHOHCALLE JOAQUINMARRIOTT HOTELROSEGARDENINNHAMPTONINNBEAR VALLEYSSSSSSSSSSSSSSSSSSSSSRWRWWWWWWWSWWWWWRWRWRWRWRWRWRWRWRWSSSSSSSSSSSWRWRWRWRWRWWWWWWWSSSS SSSSRWRWWWRWRWRWRWRWRWRWRWRWRWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSJTJTWWWWWWWRWRWRWB-BC1D - D C 1 D-DC1D-D C1X-XC12 B-BC1E-E C1 F-F C1 F-FC1SSMHRIM=121.378" INV(N)=110.888" INV(S)=110.98SSMHRIM=120.078" INV(E)=114.558" INV(W)=114.65SSMHRIM=120.088" INV(N)=113.108" INV(S)=113.20SSMHRIM=119.008" INV(E)=111.998" INV(W)=112.09SSMHRIM=120.348" INV(N)=110.308" INV(W)=110.408" INV(S)=110.40SSMHRIM=119.678" INV(NE)=109.298" INV(S)=109.39SSMHRIM=113.948" INV(SW)=107.418" PVC L=372.6' S=0.50%8" PVC L=313.4' S=0.50%8" PVC L=90.7' S=0.50%8" PVC L=284.8' S=0.50%8" PVC L=135.3' S=0.50%8" PVC L=6.7' S=0.50%8" PVC L=237.0' S=0.50%SSMHRIM=125.778" INV(NW)=121.141301 4 0 1451 5 0 15 5 16 0 16 5 1 7 0 17 5 1 8 0 -10-1 0 -5-5 00 55 1010 1515 2020 2525 3030 3535 4040 4545 5050 5555 6060 6565 7070 7575 8080 8585 9090 9595 10010 0 10510 5 11011 0 11011011511 5 11512012012012 0120 125130130135140145150115120120130135CREEK BOTTOM ANDLOW-FLOW MEANDERINGCHANNEL — SEE SHEETC12/13 FOR DETAILSSEE SHEET C12/C13 FORSTORMWATER INFORMATIONDECORATIVE STREETLIGHTINGDECORATIVE STREETLIGHTINGEXISTING EDGE OFAC PAVINGEXISTING RIGHTOF WAYPROPOSED 6" WATERMETER AND 8" REDUCEDPRESSURE BACKFLOWPREVENTERPROPOSED 4" RECYCLEDWATER METEREXISTING 8"SEWER MAINEXISTING PUBLICWATER MAINPRIVATE ROAD DPRIVATE ROAD DPRIVATE ROAD FEMERGENCY VEHICLE TURNOUTPRIVATE ROAD E8" PVC L=177.7' S=0.50%8" PVC L=25.4' S=0.50%8" PVC L=34.1' S=0.50%8" PVC L=69.3' S=0.50%8" PVC L=160.9' S=2.83%8"PVCL=130.5'S=3.17%8"PVCL=429.9'S=0.50%8" PVC L=83.5' S=0.50%8" PVC L=79.1' S=1.00%8" PVC L=48.4' S=3.22%8" PVC L=67.6' S=1.82%8" PVC L=108.5' S=1.84%8" PVC L=39.3' S=1.70%8" PVC L=52.3' S=1.88%8"PVCL=175.7'S=0.50%8"PVCL=83.6'S=0.50%8" PVC L=133.6' S=3.22%8" PVC L=93.3' S=0.50%8" PVC L=71.7' S=0.50%8" PVC L=92.2' S=4.39%8" PVC L=160.8' S=3.78%8" PVC L=64.0' S=2.90%SSMHRIM=124.288" INV(NE)=116.828" INV(SW)=116.92SSMHRIM=128.288" INV(S)=121.288" INV(E)=121.188" INV(N)=121.28SSMHRIM=128.138" INV(N)=121.658" INV(S)=121.75SSMHRIM=128.208" INV(N)=121.948" INV(S)=122.04SSMHRIM=128.258" INV(N)=122.18SSMHRIM=133.058" INV(N)=126.058" INV(S)=125.95SSMHRIM=136.368" INV(N)=130.578" INV(S)=130.48SSMHRIM=137.758" INV(N)=131.168" INV(S)=131.06SSMHRIM=138.548" INV(S)=131.54SSMHRIM=133.188" INV(NE)=126.18SSMHRIM=128.968" INV(SW)=121.968" INV(NE)=121.86SSMHRIM=122.638" INV(NE)=115.538" INV(SW)=115.63SSMHRIM=120.928" INV(NW)=113.568" INV(NE)=113.468" INV(SW)=113.56SSMHRIM=122.358" INV(N)=115.358" INV(SE)=115.25SSMHRIM=123.758" INV(N)=116.758" INV(S)=116.65SSMHRIM=125.928" INV(N)=118.928" INV(S)=118.82SSMHRIM=126.768" INV(N)=119.768" INV(S)=119.66SSMHRIM=127.818" INV(S)=120.81SSMHRIM=119.088" INV(SW)=112.638" INV(E)=112.53PRIVATE DOMESTIC WATERAND RECYCLED WATERΔ=19°30'53" R=475.00' L=161.78'N62°55'53"E 151.14'EXISTING FROOMCREEK FLOWLINEPROPOSEDPUBLIC TRAILEXISTING FROOMCREEK FLOWLINEEXISTING FROOMCREEK FLOWLINEPROPOSED CREEKREALIGNMENT. SEESHEET C11 FOR DETAIL.PROPOSEDPUBLIC TRAILPUBLIC STREET BPRIVATE ROAD BPRIVATE ROAD DPROPOSED SEWERUNDER EX STORM DRAIN(12" COVER MIN)PROPOSED SEWER UNDERPROPOSED CREEKFLOWLINE (36" COVER MIN)UNDERGROUND EXISTINGOVERHEAD IMPROVEMENTSPROPOSEDPUBLIC TRAILCONNECT TO NEARESTUNDERGROUND UTILITY BOXPROPOSEDPUBLIC TRAILENDSEE SHEET C12/C13 FORSTORMWATER INFORMATIONSEE SHEET C12/C13 FORSTORMWATER INFORMATIONPROPOSED 6" WATERMETER AND 8" REDUCEDPRESSURE BACKFLOWPREVENTERPROPOSED 4" RECYCLEDWATER METER50' SETBACK TOPROPOSED SEWERFACILITIES TO EXISTINGWELL3" PVC WATER SUPPLY LINE3" PVC WATER SUPPLY LINEN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C6_Utilities.dwg, C7, Jul 02, 2020 3:32pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC7UTILITY PLAN - LOWER VILLAGGIOSEE SHEET C6LEGENDWSS220220PROPOSED CONTOUR (5' INTERVAL)EXISTING CONTOUR (5' INTERVAL)PROPOSED 8" PVC WATEREXISTING TREES/SCRUBPROPOSED 8" FUSED HDPE SEWERSDPROPOSED 24" HDPE STORM DRAINRWPROPOSED 4" HDPE RECYCLED WATERTRACT BOUNDARYPROPOSED FIRE HYDRANTPROPOSED PUBLIC TRAILSCALE: 1" = 50'25' 50'0100'NOTESPROPOSED UTILITIES ON THIS SHEET SHALL BE PRIVATESEE C2 FOR DISPOSITION OF EXISTING STRUCTURES AND EXISTINGEASEMENT INFORMATIONSEE C8 & C9 FOR STORM DRAIN INFORMATIONEXISTING UTILITY INFORMATION DRAWN FROM AVAILABLE PUBLICRECORD AND SURFACE INVESTIGATIONDRY UTILITIES INCLUDED: ELECTRICITY, PHONE, CABLE TV. GASPROPOSED FOR COMMERCIAL PURPOSES ONLY.LOTS 3 & 13 TO BE PROVIDED GAS FOR COMMERCIAL PURPOSES,ALL OTHER LOTS ASSUMED TO BE ELECTRIC.ATTACHMENT C SDSDSDBUMPBUMP SDSDSDSDSDSDSDSDG GGGGGWWWWWWJTJ T J T JTJ T J T J T J T J T OHOHOHOHOHOHLOS OSOS VALLEY ROADAUTO PARKWAYHOME DEPOTWHOLEFOODSTJ MAXXIRISH HILLSPLAZA WEST LLCA CA LLCC-CC1B-BC1A-AC1B-BC1B-BC1T-TC13U-UC13135140145150155 1201201 2 0 120125130135140145150155 160 165145150155160165170170170 175 180 185 190 195 2000.7%2.9%0.9%0.7%2.9%2.9%RELOCATED HISTORICBUILDING (HOUSE)RELOCATED HISTORICBUILDING (CREAMERY)RELOCATED HISTORIC BUILDING(ROUND-NOSED BARN)PROTECT EXISTINGCELL TOWEREXISTING FROOM CREEK FLOWLINEAND CREEK BEDSEE C13 FOR WATERQUALITY BASIN DETAILBUS TURNOUTINTERCEPT AND OUTLETEXISTING STORM DRAIN TOPROPOSED DETENTION BASININTERCEPT AND OUTLETEXISTING STORM DRAIN TOPROPOSED DETENTION BASINSEE C13 FOR WATERQUALITY BASIN DETAILPROPOSED 100-YR FEMAFLOOD PLAIN BOUNDARYCONFLUENCE OF EXISTING ANDRE-ALIGNED FROOM CREEKPROPOSED CREEKRESTORATIONTIE-IN PROPOSED 100-YR FEMA FLOOD PLAINBOUNDARY INTO EXISTINGMATCH L INE 127.69FS127.06FS126.52FS127.34FS118.4FL116.7FL117.6FL119.5FL120.4FL121.4FL122.4FL123.0FL124.7FL125.7FL126.9FL116.3FL115.9FL115.4FL114.7FL114.1FL113.8FLRELOCATED HISTORICBUILDING (GRANARY)ADJUST EXISTING WELLTO GRADEPROPOSEDPUBLIC TRAILPUBLIC STREET APUBLIC STREET CPRIVATE STREET BPRIVATE ROAD B PRIVATE STREET B112.7FL114.5FL113.5FL113.0FL113.8FL118.4FLENERGY DISSIPATOR ANDTREATED STORMWATER OUTLETENERGY DISSIPATOR ANDTREATED STORMWATER OUTLETENERGY DISSIPATOR ANDTREATED STORMWATER OUTLETSEE SHEET C11 FOR DETAILEDGRADING OF THIS AREACONNECT TOEXISTING FLOWLINE115.5FL123.4FLAPPROXIMATELIMITS OF GRADINGAPPROXIMATELIMITS OF GRADINGAPPROXIMATELIMITS OF GRADINGEXISTING USACEWETLAND DELINEATIONAPPROXIMATELIMITS OF GRADINGFUTURE PARKIMPROVEMENTS131.9TOP130.9TOP129.8TOP128.1TOP126.5TOP124.7TOP124.8TOP126.6TOP128.0TOP130.0TOP133.9TOP130.9TOP130.8TOP128.6TOP126.2TOP124.4TOP124.3TOP126.3TOP128.6TOP130.3TOP121.2TOP121.4TOP120.9TOP120.9TOP120.6TOP120.2TOP120.8TOP123.6TOP122.1TOP123.1TOP123.2TOP122.8TOP122.8TOP122.2TOP122.0TOP121.5TOP121.4TOP121.2TOP124.3TOP125.1TOP123.8TOP122.7TOP122.2TOP122.8TOP121.9FL120.5FL117.0FLN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C8_Grading.dwg, C8, Jul 02, 2020 3:33pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC8GRADING PLAN - FROOMSCALE: 1" = 50'25' 50'0100'SEE SHEE T C9220220PROPOSED CONTOUR (5' INTERVAL)EXISTING CONTOUR (5' INTERVAL)EXISTING TREESLEGENDSDPROPOSED STORM DRAINPROPOSED LOT LINETRACT BOUNDARYPROPOSED RETAINING WALLPROPOSED STORMWATERTREATMENT AREASEE SHEET C12PROPOSED PUBLIC TRAILNOTESEARTHWORK SUMMARYRAW CUT:+222,000 cu ydRAW FILL:-317,000 cu ydSUBTOTAL-95,000 cu yd <IMPORT>SELECT IMPORT +50,000 cu ydTOTAL-45,000 cu yd <IMPORT>QUANTITY ESTIMATES ON THESE PLANS ARE TO BE USED FOR PERMITPURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TOVERIFY ACTUAL QUANTITIES FOR THE PURPOSE OF CONSTRUCTION.THE RAW EARTHWORK QUANTITIES SHOWN HEREON REPRESENT THEESTIMATED VOLUMETRIC DIFFERENCE BETWEEN THE PROPOSED ROUGHGRADE AND THE LIMITED TOPOGRAPHIC EXISTING GRADES. THESEESTIMATES DO NOT MAKE CONSIDERATIONS FOR LOSSES OR BULKINGDUE TO: SHRINKAGE, SOIL AMENDMENTS, STABILIZATION, CONSTRUCTIONTECHNIQUE, FOOTING & TRENCHING SPOILS, ETC. THESE, IN ADDITION TOACTUAL FIELD CONDITIONS AND THE FINAL RECOMMENDATIONS OF THESOILS ENGINEER MAY SIGNIFICANTLY EFFECT THE FINAL IMPORT/EXPORTQUANTITIES.PROPOSED LOVR RESTRIPINGPROPOSED 100-YR FEMA FLOOD ZONE A EXTENTSEXISTING 100-YR FEMA FLOOD ZONE A EXTENTSPROPOSED LOVRRE-STRIPINGSEE SHEET C12/C13 FOR CREEK SECTIONS AND DETAILS.SEE SHEET C2 FOR DISPOSITION OF EXISTING SITE FEATURES.TOP OF ALL WELL CASINGS TO BE 1' ABOVE THE FINAL APPROVED100-YEAR BFERUNOFF FROM OFFSITE DRAINAGES WILL BE MANAGED ANDCONVEYED IN A NON - EROSIVE MANNERAPPROXIMATE LIMITS OF GRADINGATTACHMENT C SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD48"CMP18"RCP18"RCP(2)30"CMPOHOHOHOHOHOHOHMARRIOTT HOTELROSEGARDENINNHAMPTONINNBEAR VALLEYSUNSET HONDAB-BC1D- D C1 D-D C1 B-B C1 E-E C1D-DC1F-F C1 F-FC1 0.3%TYP0.3%TYP0.3%TYPV-VC13W-WC12110 110110115 1201251301201 2 5 12 5 125130130 1301351401451501551101101151151151151151151201201201201251301 3 5 1 4 0 1 4 5 15 0 15 5 1 6 0 1 6 5 17 0 2.9%0.7%1.8%4.0%1.6%2.9%0.4%4.7%0.6%0.7%0.7%0.7%1.0%1.0%0.1%0.5%2.9%ANTICIPATEDSUBSURFACEPARKINGANTICIPATEDSUBSURFACEPARKINGANTICIPATEDSUBSURFACEPARKINGENERGY DISSIPATOR AND TREATEDSTORMWATER OUTLETMEANDING LOW-FLOW CHANNEL ANDLOCAL PONDINGMEANDING LOW-FLOW CHANNELAND LOCAL PONDINGEXISTING FROOM CREEKFLOWLINE AND CREEK BEDEXISTING FLOWLINE ANDCREEK BEDSEE C13 FOR WATERQUALITY BASIN DETAILSEE C13 FOR WATERQUALITY BASIN DETAILPROPOSED 28' WIDE x 8'HIGH NATURAL BOTTOMCONSPAN ARCH-CULVERTCROSSINGEXISTING EDGE OFPAVEMENTPROPOSED ULTIMATESTRIPING — SEE C1 FORTYPICAL LANECONFIGURATIONPROPOSEDRAISED MEDIANCONFLUENCE OF EXISTING ANDRE-ALIGNED FROOM CREEKPROPOSED 30' WIDE x 7' HIGHNATURAL BOTTOM CONSPANARCH-CULVERT CROSSING24' WIDE EMERGENCYVEHICLE ACCESS ROAD9.5%PROPOSED 100-YR FEMAFLOOD PLAIN BOUNDARYPROPOSED 100-YR FEMAFLOOD PLAIN BOUNDARY125130135140145150155160165170175180185190195115115120125130135111.4FL111.0FL110.5FL110.0FL109.6FL109.3FL108.8FL108.3FL107.9FL107.3FL106.8FL115120MARRIOTT HOTELEX FF = 110±PROPOSED CREEKRESTORATIONREALIGNEDCREEK FLOWLINEMATCHLINE113.8FL112.0FL112.5FL111.7FLSEE SHEET C11 FOR DETAILEDGRADING OF THIS AREAEXISTING FROOMCREEK FLOWLINEADJUST EXISTING WELL TO GRADEADJUST EXISTING WELL TO GRADEEXISTING FROOM CREEKFLOWLINE AND CREEK BEDPROPOSEDPUBLIC TRAILPROPOSEDPUBLIC TRAILPROPOSEDPUBLIC TRAILSEE SHEET C11 FOR DETAILEDGRADING OF THIS AREAPRIVATE ROAD DPRIVATE ROAD DPRIVATE ROAD FPRIVATE ROAD EPUBLIC STREET CPRIVATE STREET BPRIVATE ROAD BPRIVATE ROAD D119.6TOP119.4TOP119.0TOP118.6TOP118.2TOP117.7TOP117.3TOP116.8TOP116.5TOP115.8TOP115.4TOP114.9TOP114.4TOP118.7FG119.6FG119.9FG119.9TOP112.7FL114.5FL113.5FL113.0FL113.8FL115.8FL116.5FL118.4FL120.5FLCONNECT TO EXISTINGFROOM CREEK CHANNEL122.3FL123.8FLCALLE JOAQUINENERGY DISSIPATOR AND TREATEDSTORMWATER OUTLETENERGY DISSIPATOR AND TREATEDSTORMWATER OUTLETROUTE LOVR DITCHDRAINAGE UNDERACCESS ROADSEE SHEET C11 FOR DETAILEDGRADING OF THIS AREAOFFSITE NUISANCE WATER TO BE MANAGEDTHROUGH THE CONSTRUCTION OF ROADSIDESWALES/DITCHES AS DEEMED NECESSARY BYPROJECT GEOTECHNICAL ENGINEER/DESIGNENGINEER AND REFLECTED IN THE PROJECTCONDITIONS OF APPROVAL.PROVIDE 12' WIDE ALL-WEATHERACCESS ROAD TO EXISTING WELL50' OFFSET FROM WELL TOPROPOSED SEWER FACILITIESEXISTING USACEWETLAND DELINEATIONEXISTING USACEWETLAND DELINEATIONAPPROXIMATELIMITS OF GRADINGAPPROXIMATELIMITS OF GRADINGAPPROXIMATELIMITS OF GRADINGAPPROXIMATELIMITS OF GRADINGEXISTING USACE WETLANDDELINEATIONAPPROXIMATELIMITS OF GRADING130.8TOP128.6TOP126.2TOP124.3TOP126.3TOP128.6TOP130.3TOP121.4TOP120.9TOP120.9TOP120.6TOP120.2TOP120.8TOP121.9FL120.5FLX-XC12EXISTING USACE WETLANDEXISTING TOP OFBANK6' MAXRETAINING WALLAPPROXIMATEEXISTING TOP OFBANKWILDLIFE CORRIDORBUFFERN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C8_Grading.dwg, C9, Jul 02, 2020 3:33pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC9GRADING PLAN - LOWER VILLAGGIOSEE SHEET C8LEGENDSCALE: 1" = 50'25' 50'0100'220220PROPOSED CONTOUR (5' INTERVAL)EXISTING CONTOUR (5' INTERVAL)EXISTING TREESSDPROPOSED STORM DRAINPROPOSED LOT LINETRACT BOUNDARYPROPOSED RETAINING WALLPROPOSED STORMWATERTREATMENT AREASEE SHEET C12PROPOSED PUBLIC TRAILPROPOSED 100-YR FEMA FLOOD ZONE A EXTENTSEXISTING 100-YR FEMA FLOOD ZONE A EXTENTSAPPROXIMATE LIMITS OF GRADINGATTACHMENT C SDSDSDSD48"CMP(2 )30"CMP42"CMPCALLE JOAQUIN0.3%TYPY-YC13Z-ZC131 1 0 110110115 1200.4%4.7%MEANDING LOW-FLOW CHANNELAND LOCAL PONDINGEXISTING FLOWLINE ANDCREEK BEDSEE C13 FOR WATERQUALITY BASIN DETAILPROPOSED RETENTION BASIN(VOLUME = 22.7± ac-ft)EXISTING PROPERTY LINEEXISTING OPEN SPACEEASEMENT LINEEXISTING OPEN SPACEEASEMENTAPPROXIMATERIGHT OF WAYEXISTING FLOWLINECONFLUENCE OF EXISTING ANDRE-ALIGNED FROOM CREEKEXISTING CREEKFLOWLINEPROPOSED DRAINAGE EASEMENT(AREA = 7.10 ac)PROPOSED DRAINAGE EASEMENT(AREA = 7.10 ac)WATER WELLACCESS ROADPROPOSED 100-YR FEMAFLOOD PLAIN BOUNDARYPROPOSED 100-YR FEMAFLOOD PLAIN BOUNDARY125130135140145150155160165107.9FL107.3FL106.8FLMOTEL 6EX. FF = 108±MARRIOTT HOTELEX FF = 110±105 1051101151 2 0 125130135140145150155160165170175180185190195200102.0FL (EXISTING)101.8FL (EXISTING)101.7FL (EXISTING)99.5FL (EXISTING)PROPOSED CREEKRESTORATIONREALIGNEDCREEK FLOWLINETIE-IN PROPOSED 100-YR FEMA FLOOD PLAINBOUNDARY INTO EXISTINGTIE-IN PROPOSED 100-YR FEMA FLOOD PLAINBOUNDARY INTO EXISTINGSEE SHEET C11 FOR DETAILEDGRADING OF THIS AREAEXISTING FROOMCREEK FLOWLINE95.54FL (EXISTING)104.5EG100.5CULVERT TOP114.9TOP114.4TOP97.0FG97.7FG96.5FG96.0FG95.5FG95.0FG95.0FG95.3FG106.0FG96.0FG96.5FG97.0FG106.0FG3:1 MAX(TYP)3:1 MAX(TYP)PROPOSED DRAINAGE EASEMENT(AREA = 7.10 ac)109.5 FGMATCH EX114.7 FGMATCH EX108.8 FGMATCH EX109.8 FGMATCH EX110.4 FGMATCH EX111.9 FGMATCH EX113.7 FGMATCH EX106.0 FGMATCH EX104.0 FGMATCH EX106.8 FGMATCH EXINLET/OUTLET TOPROPOSED BASINPROPOSED 30' WIDE BASIN ACCESS ANDMAINTENANCE EASEMENT103.5FL103.5±FL (EXISTING)106.0FGEXISTING USACEWETLAND DELINEATIONAPPROXIMATELIMITS OF GRADINGAPPROXIMATELIMITS OF GRADINGAPPROXIMATELIMITS OF GRADINGAPPROXIMATELIMITS OF GRADINGAPPROXIMATELIMITS OF GRADINGEXISTING TOP OFBANKEXISTING TOP OFBANKPROPOSED TOP OFBANK100105110951001051 0 5 105110EXISTING TOP OFBANKPROPOSED TOP OFBANKPROPOSED TOE OFSLOPEN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C8_Grading.dwg, C10, Jul 02, 2020 3:33pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC10STORM DRAINAGE EASEMENTSCALE: 1" = 50'25' 50'0100'SEE SHEET C9LEGEND220220PROPOSED CONTOUR (5' INTERVAL)EXISTING CONTOUR (5' INTERVAL)EXISTING TREESSDPROPOSED STORM DRAINPROPOSED LOT LINETRACT BOUNDARYPROPOSED RETAINING WALLPROPOSED STORMWATERTREATMENT AREASEE SHEET C12PROPOSED PUBLIC TRAILPROPOSED 100-YR FEMA FLOOD ZONE A EXTENTSEXISTING 100-YR FEMA FLOOD ZONE A EXTENTSAPPROXIMATE LIMITS OF GRADINGATTACHMENT C SDSDSDSDSDSDSDSDSD OHOHOHOHOHOHOHOHOH3:1MAX3:1MAX111112113114115 1171181181171161151141131151121121131141161171181191151141161171181191131121121131141151161171181191 1 9 1 1 8116113116110 115111112113114116117118115112113114LOS OSOS VALLEY ROADEXISTING FENCEEXISTING ROWROUTE LOVR DITCHDRAINAGE UNDERACCESS ROADPROPOSED FROOMCREEK FLOWLINE24' EMERGENCY VEHICLEACCESS ROADCONNECT TREATEDSTORMWATER OUTLET TOACCESS ROAD DRAINAGE PIPE112111110APPROXIMATELIMITS OF GRADINGEXISTING USACEWETLAND DELINEATIONREMOVABLEBOLLARDSPROPOSEDVEGETATEDSWALEPROPOSEDTOP OF BANKPROPOSED TOPOF SLOPEPROPOSED 30' WIDE X 7' HIGHNATURAL BOTTOM CONSPANARCH CULVERT CROSSINGCREEK BUFFER AND PUBLIC TRAILPROPOSED TOP OF BANKFROOM CREEK CHANNELCONTINUATIONPROPOSED TOEOF SLOPESDSDSD1151201141161161161171181191211221101 1 5 1061061071 0 7 1081091 1 1 1121 1 3 1 1 4 11 8 119 115120 12 5 13 0 110110 115110110PROPOSEDDRAINAGEEASEMENTPROPOSED REALIGNEDTOP OF BANKPROPOSEDRE-ALIGNEDFLOWLINESTORMWATER TREATMENTBASIN. SEE DETAIL ONSHEET C13.EXISTING FROOM CREEKFLOWLINEOUTLET TREATEDSTORMWATERPROPOSED FROOMCREEK FLOWLINECONFLUENCE OF PROPOSEDFROOM CREEK REALIGNMENTAND EXISTING FROOM CREEKFLOWLINE AND CREEKBEDEXISTING FENCEEXISTING FROOMCREEK FLOWLINECONFLUENCE OF EXISTINGAND RE-ALIGNED CREEKPROPOSEDFLOWLINEAPPROXIMATELIMITS OF GRADING123124125 126PROPOSEDTOP OF BANKPROPOSED TOPOF BANKAPPROXIMATELIMITS OF GRADINGMOUNTAINBROOKOPEN SPACE EASEMENTTRACT BOUNDARYEXISTING TOPOF BANKEXISTING TOPOF BANKEXISTING TOPOF BANK136135 134 133132131130129 129128127126125124123122122123124125126127128129130131131128127126125134133132136134133132131129130128129130131132130EXISTING FROOMCREEK FLOWLINECONFLUENCE OF EXISTING ANDRE-ALIGNED FROOM CREEKPROPOSED ACCESSROAD GATEPROPOSED PG&EACCESS ROADAPPROXIMATELIMITS OF GRADING130.8TOP130.3TOP121.9FLEXISTING TOPOF BANKEXISTING TOPOF BANKN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C8_Grading.dwg, C11, Jul 02, 2020 3:34pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC11GRADING DETAILSLEGEND220220PROPOSED CONTOUREXISTING CONTOURPROPOSED LOT LINETRACT BOUNDARYSCALE: 1" = 20'10' 20'040'SCALE: 1" = 20'BUPPER CONFLUENCE CREEK GRADINGSCALE: 1" = 20'AEVA ACCESS ROAD CROSSINGSCALE: 1" = 20'CDRAINAGE 1 - FROOM CREEK CONFLUENCEATTACHMENT C SD SD SD GGWWJTJ T J T OHOHOHOHLOS OSOS VALLEY ROADAUTO PARKWAY CAL L E J O A Q U I N CAL L E J O A Q U I NMOUNTAINBROOKCHURCH MOTEL 6MARRIOTT HOTELROSEGARDENINNHAMPTONINNTOYOTA SLOBEAR VALLEYCENTERSUNSET HONDAPERRY FORDCOAST BMWHOME DEPOTWHOLEFOODSLOS OSOS VALLEY ROADTJ MAXXMOUNTAINBROOKCHURCHMARTINELLILAWRENCE JIRISH HILLSPLAZA WEST LLCA CA LLCCITY OF SANLUIS OBISPOCITY OF SANLUIS OBISPOV-V C13 T-TC13W-WC12U-UC13X-XC12Y-YC13Z-Z C13 125130135 140145110115120120120125130135115120110 1 1 5 1 2 0 1 2 5 115115120120120130135 14 0 145 150155 160120120120125125170135140145150155 1201201 2 0 12012512512512 5130 130130130135135140 140145145150150155155 160160 165165110 110 115115115115 115 115 120 12 0 120 120125130135140145150155160165170175180185190195200205 11011011011011 5 1 1 5 115120125 130 135 1 4 0 14 5 150155160165170175180185190195 200205210215220 225 230235240245250255260265270180185190195200205210215220225230235240245250255260265270275280285290295300305310 180185190195200205210215220225230235 145150155160165170170170175180185190195200 WATER QUALITYTREATMENT AREATREATED STORMWATEROUTLETTREATED STORMWATEROUTLETTREATED STORMWATER OUTLETTREATED STORMWATEROUTLETWATER QUALITYTREATMENT AREASTORMWATER BASINFOR STORM EVENTATTENUATION105 105 110115 120 125 13 0 1 3 5 1 4 0 1 4 5 1 5 0 1 5 5 1 6 0 16 5 170 175 180 185 190 195 200 MEANDERINGLOW-FLOW CHANNELAND LOCAL PONDINGPROPOSED 100-YR FEMAFLOOD PLAIN BOUNDARY10510095105100105 105 PROPOSED 100-YR FEMAFLOOD PLAIN BOUNDARYTIE PROPOSED 100-YR FEMA FLOODPLAIN BOUNDARY INTO EXISTINGTIE PROPOSED 100-YR FEMA FLOODPLAIN BOUNDARY INTO EXISTINGTIE PROPOSED 100-YR FEMA FLOODPLAIN BOUNDARY INTO EXISTINGPROPOSED 100-YR FEMAFLOOD PLAIN BOUNDARYEXISTING 100-YR FEMAFLOOD PLAIN BOUNDARYEXISTING 100-YR FEMAFLOOD PLAIN BOUNDARYEXISTING 100-YR FEMAFLOOD PLAIN BOUNDARYWATER QUALITYTREATMENT AREAWATER QUALITYTREATMENT AREA125120115115120120EXISTING FROOM CREEK FLOWLINEEXISTING FROOM CREEK FLOWLINE145 140135125125130 1201201551501451401350.9%TREATED STORMWATEROUTLETTREATED STORMWATEROUTLETUPSTREAMCREEK BANKEXISTINGCALLE JOAQUINSECTIONEXISTING WETLANDSECTION W-W (2-YEAR)NTS65'FROOM CREEK REALIGNMENTELEV = 110.0±MEANDERING CHANNELBOTTOM ELEV = 110.0FLSLOPE 3:1 MAX35'SETBACKQ2 WSE = 112.4±LOW-FLOW THALWEGEXISTINGHOTEL PARKINGEXISTING WETLANDSECTION X-X (2-YEAR)65'FROOM CREEK REALIGNMENTNTSUPSTREAMCREEK BANK(3:1 MAX)ELEV = 109.0±SLOPE 3:1 MAX35'SETBACKELEV = 109.6±MEANDERING CHANNELBOTTOM ELEV = 107.9 FLLOW-FLOW THALWEGQ2 WSE = 110.5±EXISTINGHOTEL PARKINGEXISTING WETLANDSECTION X-X (100-YEAR)65'FROOM CREEK REALIGNMENTNTSUPSTREAMCREEK BANK(3:1 MAX)Q100 WSE = 108.6±ELEV = 109.0±SLOPE 3:1 MAX35'SETBACKELEV = 109.6±MEANDERING CHANNELBOTTOM ELEV = 107.9 FLLOW-FLOW THALWEGUPSTREAMCREEK BANKEXISTINGCALLE JOAQUINSECTIONEXISTING WETLANDSECTION W-W (100-YEAR)NTSQ100 WSE = 108.9±65'FROOM CREEK REALIGNMENTELEV = 110.0±MEANDERING CHANNELBOTTOM ELEV = 110.0 FLSLOPE 3:1 MAX35'SETBACKLOW-FLOW THALWEGN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C12_Stormwater.dwg, C12, Jul 02, 2020 3:38pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC12STORMWATER MANAGEMENT PLAN220220PROPOSED CONTOUR (5' INTERVAL)EXISTING CONTOUR (5' INTERVAL)LEGENDSDPROPOSED STORM DRAINTRACT BOUNDARYPROPOSED STORMWATER TREATMENTAREA - SEE TYPICAL WATER QUALITYTREATMENT DETAIL ON SHEET C13NOTESSEE SHEET C8/C9/C10 FOR TRACT GRADING AND SPECIFIC STORMDRAIN INFRASTRUCTURESCALE: 1" = 150'75' 150'0300'PROPOSED STORMWATERRETENTION AREAPROPOSED 100-YR FEMA FLOOD ZONE A EXTENTSEXISTING 100-YR FEMA FLOOD ZONE A EXTENTSADDITIONAL OFFSITE IMPERVIOUS AREAATTACHMENT C 65'FROOM CREEK REALIGNMENTQ100 WSE = 117.0±ELEV = 121.5±35'CREEK SETBACK35'CREEK SETBACKSECTION V-V (100-YEAR)NTSMEANDERINGLOW-FLOW CHANNELELEV = 113.5 FLSLOPE 3:1 MAXSLOPE 3:1 MAXELEV = 120.5±Q100 WSE = 119.5±ELEV = 122.5±FLOWLINEELEV = 115.5ELEV = 118.5± TCSECTION U-U (100-YEAR)NTSSLOPE 3:1MAXSLOPE 3:1MAXSTORMWATERTREATMENT BASINSECTION T-T (100-YEAR)NTS5' VEGETATEDSWALEELEV = 128.1±PROPOSED PARK ANDHISTORIC BUILDINGPARKINGELEV = 139.5± TCFLOWLINEELEV = 123.4±ELEV = 128.4±(ELEV = 126.5± TC)EXISTING HOME DEPOTREAR DELIVERIESQ100 WSE = 127.4±SLOPE 2:1MAXSLOPE 3:1MAXSLOPE 3:1MAXOUTLET SECTION Z-Z (2-YEAR)NTSEXISTING HOTEL PARKINGFS = 108.4±PROPOSED BASINVOLUME = 22.7 ac-ftBOT = 95.0±EXISTING CREEKFLOWLINEELEV = 101.7±1±OVERFLOW BANKELEV = 104.0±INFILTRATIONWELLSQ2 WSE = 102.8±108.9± EG30'±EXISTING HOTEL PARKINGFS = 109.3±7'±FLOWLINEELEV = 103.5±SECTION Y-Y (2-YEAR)40'±Q2 WSE = 107.7±NTSFLOWLINEELEV = 103.5±109.8± EG30'±EXISTING HOTEL PARKINGFS = 109.3±7'±FLOWLINEELEV = 103.5±SECTION Y-Y (100-YEAR)40'±Q100 WSE = 108.5±NTSFLOWLINEELEV = 103.5±109.8± EGOUTLET SECTION Z-Z (100-YEAR)NTSEXISTING HOTEL PARKINGFS = 108.4±PROPOSED BASINVOLUME = 22.7 ac-ftBOT = 95.0±EXISTING CREEKFLOWLINEELEV = 101.7±1±OVERFLOW BANKELEV = 106.0±INFILTRATIONWELLSQ100 WSE = 104.0±108.9± EG65'FROOM CREEK REALIGNMENTELEV = 121.5±35'CREEK SETBACK35'CREEK SETBACKSECTION V-V (2-YEAR)NTSMEANDERINGLOW-FLOW CHANNELELEV = 113.5 FLSLOPE 3:1 MAXSLOPE 3:1 MAXQ2 WSE = 116.5 ±ELEV = 120.5±Q2 WSE = 117.5±ELEV = 122.5±FLOWLINEELEV = 115.5ELEV = 118.5± TCSECTION U-U (2-YEAR)NTSSLOPE 3:1MAXSLOPE 3:1MAXSTORMWATERTREATMENT BASINSECTION T-T (2-YEAR)NTS5' VEGETATEDSWALEELEV = 128.1±PROPOSED PARK ANDHISTORIC BUILDINGPARKINGELEV = 139.5± TCFLOWLINEELEV = 123.4±ELEV = 128.4±(ELEV = 126.5± TC)EXISTING HOME DEPOTREAR DELIVERIESQ2 WSE = 125.4±SLOPE 2:1MAXSLOPE 3:1MAXSLOPE 3:1MAXN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C12_Stormwater.dwg, C13, Jul 02, 2020 3:39pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC13STORMWATER MANAGEMENT PLANNOTESSEE C12 FOR SECTION LOCATIONS.24"VARIESCOBBLE OR SPLASHBLOCK WHERE STORMWATER ENTERS3" MULCHFLAT BOTTOMNO SLOPES3:1MAXGRAVEL STORAGEBIORETENTION SOIL MIXDEPTH VARIESOVERFLOW / OUTLET STRUCTURE4" RISER MINIMUMOUTLET TO ADJACENTCHANNELTYPICAL WATER QUALITY TREATMENTNTS(A) EXISTING CONDITIONIMPERVIOUS AREA: 0.5± ac(B) PROPOSED IMPROVEMENTSPAVING AREA: 4.54 acBUILDINGS: 0.00 acTOTAL IMPERVIOUS: 4.54 ac(C) PROPOSED TREATMENTWATER QUALITY AREA: 1.85 acBIORETENTION AREA: 3.10 acTIER 1- RUNOFF REDUCTION·ROOF DRAIN DISCONNECT·MINIMIZE IMPERVIOUS AREASTIER 2 - WATER QUALITY·ON-SITE RETENTION-BASED INFILTRATIONTIER 3 - RETAIN 95TH PERCENTILE STORM EVENT (1.4 INCHES)·BASINS WILL RETAIN AND INFILTRATE APPROXIMATE VOLUME12.8± ac-ftTIER 4 - PEAK MANAGEMENT·BASINS RESTRICT FLOW SUCH THAT POST-DEVELOPMENT PEAKFLOWS ARE LESS THAN PRE-DEVELOPMENT PEAK FLOWS FORTHE 2-, 5-, AND 10-YEAR STORM EVENTSREQUIRED STORMWATER MEASURESONSITE PROJECT STATISTICSOFFSITE PROJECT STORMWATER TREATMENT(A) ADDITIONAL IMPERVIOUS AREA:PAVING/SIDEWALK AREA: 0.70 AC(B) REQUIRED RETENTION VOLUME (PCR #2 & #3):PAVING/SIDEWALK AREA: 30492 SFI = 3049230492 = 1.0 C = 0.858I3-0.78I2+0.774I+.04 = 0.89(30492 SF) * 0.89 (COEFFICIENT) * (2.0"/12") FT = 4,523 CFREQUIRED STORAGE: 4,523 CF FOR PCR #2 AND #3 STORAGE PROVIDED: 4,551 CFATTACHMENT C SDSDSD//////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// /// /// /// /// /// /// /// //////SDSDSDSDSDSDSDSDSDSDSDSDOHOHOHOHOHOHOHOHOHOHOHOH10'10.5 '10.5 '12'10.5 '11'8'PROPOSED CLASSIV BIKE PATH3'7'6'8'7'6'PROPOSEDPEDESTRIAN &BIKE REFUGESPROPOSED ROW15' PUE & STREETTREE EASEMENT15' PUE & STREETTREE EASEMENT5' PARKWAYPROPOSED CLASSIV BIKE PATH5' PARKWAY AND TREATMENTPROPOSED PUBLIC PATHPROPOSED FROOMCREEK FLOWLINEROUTE LOVR DITCHDRAINAGE UNDEREMERGENCYACCESS ROAD24' EMERGENCYACCESS ROADR4 5 'R45'12'12'10.5'12'10.5'11'8'EXISTING ROWEXISTING ROWEXISTING ROWEXISTING ROWEXISTING ROWPROPOSED ROWEXISTING ROW15' PUE & STREETTREE EASEMENTPROPOSEDRAISED MEDIANL = 1170 LF±PROPOSEDRAISED MEDIAN.L = 250 LF±R35'R25' R3 5 'R35'PROPOSED BUSTURNOUTLIMITS OFEXISTING PAVINGTIE-IN TOEXISTING MEDIANEXISTING LOVRSTRIPINGEXISTING OVERHEADUTILITIES TO BEUNDERGROUNDEDCOMMERCIALCOLLECTOR ALOS OSOS VALLEY ROADCALLE JOAQUINAUTO PARK WAYLIMITS OF EXISTING PAVINGCONNECT TO NEARESTUNDERGROUND UTILITY BOXCONNECT TO NEARESTUNDERGROUNDUTILITY BOXPROTECT EXISTINGCURB, GUTTER,AND SIDEWALKH-HC1G-GC1J-JC112'10.5 '10.5 '10.5 '6'10.5 '11'8'3'7'6'220' QUEUINGDISTANCE180' QUEUINGDISTANCELIMITS OF EXISTING PAVINGREMOVE EXISTING TREES ANDVEGETATION ALONG FRONTAGEREMOVE EXISTING TREES ANDVEGETATION ALONG FRONTAGEREMOVE EXISTING TREES ANDVEGETATION ALONG FRONTAGEPROPOSED FROOMCREEK FLOWLINE115' STACKINGDISTANCEENERGY DISSIPATOR ANDTREATED STORMWATER OUTLETENERGY DISSIPATOR ANDTREATED STORMWATER OUTLETENERGY DISSIPATORAND TREATEDSTORMWATER OUTLETEXISTING LOVRSTRIPINGEXISTINGCALLE JOAQUINSTRIPINGEXISTINGCALLE JOAQUINSTRIPINGEXISTINGAUTO PARKWAYSTRIPINGEXTEND EXISTINGSTORM DRAINOUTLET (TYP)EXISTING CURBAND GUTTERVEGETATEDSWALEPARKINGLANELANELANELANER.TURNL.TURNBIKEBUS LANELANELANEL.TURNLANETHRU + R .TURNPARKINGBIKE WALKBIKEWALK WALKWALKWALKR.TURNLANELANEL.TURNLANELANEPARKINGBIKEWALK BIKE5' PARKWAY AND TREATMENTWALKCONFORM TO EXISTINGIMPROVEMENTSPROPOSED WIDENINGEXISTING ROAD10.5'TURN LANE32' ±PROPOSED RW DEDICATION86' ±EXISTING ROW10.5'TRAVEL LANE11'TRAVEL LANE2'8'PARKING LANE3'7'BIKE LANE6'SIDEWALK5'PKWY6'SIDEWALK7'BIKE LANE3'10.5'TRAVEL LANE10.5'TRAVEL LANE12'TURN LANE6'RAISEDMEDIANSLOPE 3:1 MAXSTORMWATERTREATMENT BASINLOT 1315'PUE & STREETTREE EASEMENTSECTION H-HLOS OSOS VALLEY ROAD - NORTH OF AUTO PARK10'PROPOSED LOVRDITCH BOTTOMPROPOSED WIDENINGEXISTING ROAD10.5'TRAVEL LANE19' ±PROPOSED RW DEDICATION86' ±EXISTING ROW10.5'TRAVEL LANE11'TRAVEL LANE2'8'PARKING LANE3'7'BIKE LANE6'SIDEWALK5'PKWY6'SIDEWALKVARIESRAISEDMEDIAN12'TRAVEL LANE7'BIKE LANE3'SLOPE 3:1 MAXSLOPE 3:1 MAXLOT 315'PUE & STREETTREE EASEMENTSECTION J-JLOS OSOS VALLEY ROAD - BUS TURNOUT TO CALLE JOAQUIN10'FROOM CREEKTHAWLEGFROOM CREEKCHANNEL BOTTOMFROOM CREEKTOP OF BANK PERPLANPROPOSED WIDENINGEXISTING ROAD10'BUS TURNOUT10.5'TRAVEL LANE10.5'TRAVEL LANE10.5'TURNING LANE30' ±PROPOSED RW DEDICATION86' ±EXISTING ROW6'RAISEDMEDIAN10.5'TRAVEL LANE11'TRAVEL LANE2'8'PARKING LANE3'7'BIKE LANE6'SIDEWALK8'WAITING AREA7'BIKE LANE6'SIDEWALKSLOPE 3:1 MAXLOT 615'PUE & STREETTREE EASEMENTSECTION G-GLOS OSOS VALLEY ROAD - BUS TURNOUT10'FROOM CREEKTHAWLEGFROOM CREEKCHANNEL BOTTOMFROOM CREEK TOPOF BANK PER PLANEXISTING SECTION H-HLOS OSOS VALLEY ROAD - NORTH OF AUTO PARKEXISTING ROAD86' ±EXISTING ROW±8'PARKINGLANE±6'SIDEWALK±10.5'PAINTED MEDIAN±10'±10.5'TRAVEL LANE±5'BIKELANE±10.5'TRAVEL LANE±10.5'TRAVEL LANE±10.5'TRAVEL LANE±5'BIKELANEEXISTING AC DIKEEXISTING ROAD86' ±EXISTING ROW±8'PARKINGLANE±6'SIDEWALK±10.5'PAINTED MEDIANEXISTING SECTION J-JLOS OSOS VALLEY ROAD - BUS TURNOUT TO CALLE JOAQUIN±10'±10.5'TRAVEL LANE±5'BIKELANE±10.5'TRAVEL LANE±10.5'TRAVEL LANE±10.5'TRAVEL LANE±5'BIKELANEEXISTING SECTION G-GLOS OSOS VALLEY ROAD - BUS TURNOUTEXISTING AC DIKEEXISTING ROAD86' ±EXISTING ROW±8'PARKINGLANE±6'SIDEWALK±10.5'PAINTED MEDIAN±10'±10.5'TRAVEL LANE±5'BIKELANE±10.5'TRAVEL LANE±10.5'TRAVEL LANE±10.5'TRAVEL LANE±5'BIKELANEN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C14_LOVR Widening.dwg, C14, Jul 02, 2020 3:37pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC14SCALE: 1" = 50'25' 50'0100'NOTESPUBLIC IMPROVEMENTS SHOWN IN THE VTM ARE PRELIMINARY ANDMAY BE MODIFIED AS PART OF FINAL DESIGN AND CONSTRUCTIONPLANS.ALL IMPROVEMENTS SHOWN SHALL CONFORM TO EXISTINGIMPROVEMENTS AND STRIPINGLOVR WIDENINGATTACHMENT C SD SD SD GGWWJT J T J T OHOHOHOHWHistorical Buildings (2015)Chorro Creek Bog Thistle (2015)USACE Wetland - Waters of the US (2015)USACE Other Waters of the US (2015)CDFW Jurisdictional Boundary (2015)CDFW List 1B Rare Plants (2015)Central Coast Riparian Scrub (2015)Serpentine Rock Outcrop (2015)Coast Live Oak Woodland (2015)Eucalyptus Grove (2015)Sycamore Trees (2015)Serpentine Bunchgrass Grassland (2015)Proposed Setback Bog Thistle (50')Creek & Drainage SetbacksCreek Top of BankProposed Creek & Drainage CenterlineExisting Cellular Tower150' Elevation from Site SurveyTrunksTrunksTrace of Los Osos Fault with SetbacksAirport Safety Zone: S-2(Not Shown - Applies to Entire Site)N:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C15_Constraints Map.dwg, C15, Jul 02, 2020 3:35pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC15SITE CONSTRAINTS MAPLEGENDSCALE: 1" = 150'75' 150'0300'ATTACHMENT C Primarily Moderate Water Use Primarily Low Water Use Primarily High Water UsePrimarily Moderate Water UsePrimarily Low Water UsePrimarily High Water UseN:\2014\1014012-Froom-Ranch-SP-Il-Villaggio\Engineering\TTM\Sheet-Files\C16_Landscape Map.dwg, C16, Jul 02, 2020 3:35pm, ngwalters JULY 3, 2020FROOM RANCHVESTING TENTATIVE MAPC16LANDSCAPE WATER USE MAPESTIMATED WATER USESCALE: 1" = 150'75' 150'0300'LEGENDATTACHMENT C