HomeMy WebLinkAboutToscano Improvement Plans Approval Set (1)1 JOB NO. 135-100831-14001 �
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AS OF JANUARY 29TH, 2016 THE TRACT 2428 IMPROVEMENT PLANS ATTACHED HERETO ARE APPROVED, ONLY PHASE 1,
AS OUTLINED ON THIS SHEET, IS PERMITTED FOR CONSTRUCTION. THE TRAIL ENCLOSED BY THE REVISION CLOUD ABOVE
IS EXCLUDED FROM THE APPROVAL OF THE TRACT 2428 IMPROVEMENT PLANS. THE TRAIL WILL REQUIRE SEPARATE
REVIEW AND APPROVAL BY THE CITY OF SAN LUIS OBISPO.
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DATE:
1 /29/2016
CITY SPECIFICATION NO.
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IMPROVEMENT PLANS
FOR
City
of
San
Luis Obispo
County of.
San
Luis,
Obispo, California
DEVELOPER: I
MIDLAND PACIFIC HOMES
7305 MORRO ROAD,, SUITE 207 �
ATASCADERO,, CA 93422
SURVEYOR/ENGINEER:
TETRA TECH, INC �
865 AEROVISTA PLACE., SUITE 230 1
SAN LUIS OBISPO., CA 93401 �
(805) 542-9052 �
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GEOTECHNICAL ENGINEER:
GEOSOLUTIONS., INC. �.�.
220 HIGH STREET
SAN LUIS OBISPO, CA 93401
(805) 543-8539
CONTRACTOR: � � � \
SPURR CO.
935 RIVERSIDE AVE., SUITE 18
PASO ROBLES, CA 93446 �
(805) 238-0834 � i^ �16
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CITY OF SAN LUIS OBISPO: �
919 PALM STREET
112
SAN LUIS OBISPO., CA 93401 — F
(805) 781-7201
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PACIFIC CAS AND ELECTRIC: .....
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SOUTH HIGUERA STREET
SAN LUIS OBISPO... CA 93402 --�
(805) 546-5236WANP
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sheet no. descmtion GRADING PLAN SHEETS:
1 COVER SHEET 47 GRADING PLAN SHEET INDEX
2 GENERAL NOTES & LEGEND 48 'S' STREET GRADING PLAN 1+00-9+38.94
3 MITIGATION MEASURES 49 'S' STREET GRADING PLAN 9+17.04-14+14.32
4 MITIGATION MEASURES 50 'N' STREET GRADING PLAN 16+62.18-19+91.49
5 STREET INDEX PLAN . 51 $N' STREET GRADING PLAN 10+35.19-15+70.60
6 TYPICAL STREET CROSS SECTIONS 52 'N' STREET GRADING PLAN 7+46.48-11+14.65
7 OVERALL UTILITY PLAN (WEST) 53 'N' STREET GRADING PLAN 2+56.56-7+39.87
8 OVERALL UTILITY PLAN (EAST) 54 'N' STREET GRADING PLAN 1 +00-3+21.18
9 DRY UTILITY PLAN 'W STREET GRADING PLAN 5+72.42-7+79.95
10 PHASING PLAN (PHASE 1) 55 'W STREET GRADING PLAN 1+00-5+79.44
11 PHASING PLAN (PHASE 11) 56 SOUTHWEST INTERIOR LOT GRADING
57 NORTHWEST INTERIOR LOT GRADING
58 NORTH CENTRAL INTERIOR LOT GRADING
IMPROVEMENT PLAN SHEETS: 59 SOUTH CENTRAL INTERIOR LOT GRADING
60 NORTHEAST INTERIOR LOT GRADING
12 'S' STREET 1+00-4+75
61 SOUTHEAST INTERIOR LOT GRADING
13 'S' STREET 4+75-8+00
62 'N' STREET BULB OUT
14 'S' STREET 8+00-11+50
STA. 9+75, 12+50, AND 17+50
15 'S' STREET 11+50-14+14.32
63 'S' STREET BULB OUT STA. 7+50
16 'W STREET 1+00-4+50
'N' STREET BULB OUT STA. 12+50
17 'W STREET 4+50-7+79.95
64 FIRE ACCESS ROAD
65 BULB OUT & CURB RETURN PROFILES
18 'N' STREET 1+00-4+75
66 BULB OUT & CURB RETURN PROFILES
19 'N' STREET 4+75-8+00
67 BULB OUT & CURB RETURN PROFILES
20 'N' STREET 8+00-10+50
68 BULB OUT & CURB RETURN PROFILES
21 'N' STREET 10+50-14+00
69 BULB OUT & CURB RETURN PROFILES
22 'N' STREET 14+00-17+00
70 BULB OUT & CURB RETURN PROFILES
23 'N' STREET 17+00-19+91.49
24 s1 & s1A PRIVATE DRIVEWAYS
EROSION CONTROL PLAN SHEETS:
25 S3A & S38 PRIVATE DRIVEWAYS
26 S3 PRIVATE DRIVEWAY
71 EROSION CONTROL PLAN — 1 OF 5
27 S4 & S4A PRIVATE DRIVEWAYS
72 EROSION CONTROL PLAN — 2 OF 5
28 W1 PRIVATE DRIVEWAY
73 EROSION CONTROL PLAN — 3 OF 5
29 W2 PRIVATE DRIVEWAY
74 EROSION CONTROL PLAN — 4 OF 5
30 N1 & N2 PRIVATE DRIVEWAYS
75 EROSION CONTROL PLAN — 5 OF 5
31 N3 & N4 PRIVATE DRIVEWAYS
76 EROSION CONTROL PLAN DETAIL SHEET 1
32 N5 & N6 PRIVATE DRIVEWAYS
77 EROSION CONTROL PLAN DETAIL SHEET 2
33 N7 & N8 PRIVATE DRIVEWAYS
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RECORD TO CORRECT ANY DEFICIENCIES THAT APPEAR DURING ► w. &I• 4�� tAr: 6-30- I J
OR AFTER CONSTRUCTION. CITY SPECIFICATIONS AND www.tetratech.com 1k
ENGINEERING STANDARDS SHALL BE FOLLOWED UNLESS THEY C�t/IL ��' 865 AEROVISTA PLACE SUITE 230 CI VIA-
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ARE SPECIFICALLY WAIVED OR MODIFIED BY NOTES ON THESE FOF CAk—k AN OBISPO, CA 93401 F OF L�F
PLANS. THE ENGINEER OF RECORD SHALL PROVIDE
S LUIS 0 I CA
M LS AS REQUIRED IN THE ENGINEERING STANDARDS.
SUB (805) 542-9052 Q DATE DATE Z
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TELEPHONE CO. DATE RECO END D FOR IVAL BY:
TE V SION CO. DATE OT
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PUBLIC IMPROVEMENT PLANS FOR.
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GRAPHIC SCALE
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DRAWN BY: CHECKED BY: JOB NO. CITY FILE NO.
IN FEET
1 inch = 200 ft. Cz JF 135-100831-14001
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34 NW &EAST DRAINAGES 35 SW DRAINAGE SIGNAGE AND STRIPING PLAN SHEETS:
36 NE 6c SE DRAINAGES
37 CALLE MALVA 78 SIGNAGE AND STRIPING PLAN (WEST)
38 CHERRY LANE 79 SIGNAGE AND STRIPING PLAN (EAST) LANDSCAPE PLAN SHEETS:
\ 39 TRAILS WEST STA. 10+00-13+00
\ 40 TRAILS WEST STA. 13+00-15+65.27 DETAIL SHEETS: DETAIL SHEETS: TO BE INCORPORATED INTO PLANS WITH DEFERRED SUBMITTAL
41 TRAILS CENTRAL (SOUTH) STA. 10+00-11+13.05 80 DETAILS (1 OF 7) 87 RETAINING WALL PROFlLES
42 TRAILS CENTRAL STA. 10+00-13+00 81 DETAILS (2 OF 7) 88 RETAINING WALL PROFILES ELECTRICAL PLAN SHEETS:
43 TRAILS CENTRAL STA. 13+00-16+50 82 DETAILS (3 OF 7) 89 RETAINING WALL PROFILES
44 TRAILS EAST STA. 10+00-12+05.18 83 DETAILS (4 OF 7) 90 RETAINING WALL PROFILES TO BE INCORPORATED INTO PLANS WITH DEFERRED SUBMITTAL
45 TRAILS EXTERNAL STA. 10+00-14+00 84 DETAILS (5 OF 7) 91 RETAINING WALL PROFlLES
46 TRAILS EXTERNAL STA. 14+00-18+00 85 DETAILS (6 OF 7) NOTE"
86 DETAILS (7 OF 7) PRIVATE LIGHTING WILL BE PART OF A DEFERRED SUBMITTAL
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IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR OR PERMITTEE TO CONTACT "UNDERGROUND SERVICE ALERT U.S.A." TOLL FREE AT
� 1-800-227-2600 FORTY—EIGHT (48) HOURS PRIOR TO START OF CONSTRUCTION FOR LOCATION OF POWER, TELEPHONE, OIL AND NATURAL GAS
UNDERGROUND FACILITIES. CONTRACTOR OR PERMITTEE SHALL ALSO CONTACT THE APPROPRIATE AGENCY FOR THE LOCATION OF CABLE T.V.,
WATER, SEWER, DRAINAGE OR UNDERGROUND FACILITIES.
Reference Documents:
City Standard Specifications: February 18, 2014 Edition
City Engineering Standards,-. February 18, 2014 Edition
County Engineering Standards: September 23, 2014 Edition
Standard Exceptions:
EXCEPTION FROM CLASS I BIKE PATH LONGITUDINAL AND HORIZONTAL CURVE SLOPE REQ'S DUE TO TOPOGRAPHY.
EXCEPTION FROM 25 MPH SPEED REQUIREMENTS ON CHERRY LANE DUE TO TOPOGRAPHY.
um 0
HORIZONTAL CONTROL FOR POINTS 8105 & 8205 AS PUBLISHED IN THE CITY OF SAN LUIS OBISPO 2007 HORIZONTAL CONTROL NETWORK. CITY
NETWORK IS BASED ON THE NORTH AMERICAN DATUM OF 1983 (NAD83) EPOCH DATE 1991.35, ZONE 5 CALIFORNIA.
VERTICAL CONTROL BENCHMARK N0. 47 (EL-42.330 M, 138.881) AS PUBLISHED IN THE CITY OF SAN LUIS OBISPO 2007 BENCHMARK SYSTEM.. CITY'S
BENCHMARK SYSTEM IS BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88).
SAN LU ENGINEER OF RECORD:
-+ city of san wis Obispo PCB o ��
NOTICE NANN�� F
APPROVAL BY THE CITY DOES NOT GUARANTEE ACCURACY � 9
NOR COMPLETENESS OF THESE PLANS. IT DOES AUTHORIZE -
THE OWNER TO BUILD THE PROJECT HEREON. IT SHALL BE Uj
THE RESPONSIBILITY OF THE OWNER AND ENGINEER OF � t rYn
. 100-wre2 •
DATE
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DATE
SHEET.
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1 JOB NO. 135-100831-14001 1
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CONSTRUCTION NOTES
1. NO CONSTRUCTION SHALL BE STARTED WITHOUT PLANS APPROVED BY THE CITY
DEPARTMENT OF PUBLIC WORKS. THE CITY DEPARTMENT OF PUBLIC WORKS SHALL BE
NOTIFIED AT LEAST 48 HOURS PRIOR TO STARTING OF CONSTRUCTION AND OF THE
TIME AND LOCATION OF THE PRECONSTRUCTION CONFERENCE. ANY CONSTRUCTION
DONE WITHOUT APPROVED PLANS OR PRIOR NOTIFICATION TO THE CITY DEPARTMENT
OF PUBLIC WORKS WILL BE REJECTED AND WILL BE AT THE CONTRACTOR'S AND/OR
OWNER'S RISK.
2. ALL CONSTRUCTION WORK AND INSTALLATIONS SHALL CONFORM TO THE CITY OF SAN
LUIS OBISPO STANDARDS AND SPECIFICATIONS AND ALL WORK SHALL BE SUBJECT TO
THE APPROVAL OF THE CITY DEPARTMENT OF PUBLIC WORKS.
3. SOILS TESTS SHALL BE DONE IN ACCORDANCE WITH THE CITY STANDARDS AND
SPECIFICATIONS SECTION 11-351.1403 AND 11-351.1404. ALL TESTS MUST BE MADE
WITHIN 15 DAYS PRIOR TO THE PLACING MATERIAL. THE TEST RESULTS SHALL
CLEARLY INDICATE THE LOCATION AND SOURCE OF THE MATERIAL.
4. COMPACTION TESTS SHALL BE MADE ON SUBGRADE MATERIAL AND MATERIAL AS
SPECIFIED BY THE ENGINEER. SAID TESTS SHALL BE MADE PRIOR TO THE PLACING OF
THE NEXT MATERIAL.
5. SUBGRADE MATERIAL SHALL BE COMPACTED TO A RELATIVE COMPACTION OF 95% IN
THE ZONE BETWEEN FINISHED SUBGRADE ELEVATION AND ONE FOOT BELOW. ALL
MATERIAL IN FILL SECTIONS BELOW THE ZONE MENTIONED ABOVE SHALL BE
COMPACTED TO 90% RELATIVE COMPACTION.
6. A REGISTERED CIVIL ENGINEER MUST CERTIFY THAT THE IMPROVEMENTS WHEN
COMPLETED ARE IN ACCORDANCE WITH THE PLANS PRIOR TO THE REQUEST FOR A
FINAL INSPECTION. AS -BUILT PLANS ARE TO BE PREPARED AFTER CONSTRUCTION IS
COMPLETED. THE CIVIL ENGINEER CERTIFYING THE IMPROVEMENTS AND PREPARING
AS -BUILT PLANS WILL BE PRESENT WHEN THE FINAL INSPECTION IS MADE.
7. AN INSPECTION AGREEMENT IS REQUIRED PRIOR TO THE START OF CONSTRUCTION.
8. ALL UTILITY COMPANIES MUST BE NOTIFIED PRIOR TO THE START OF CONSTRUCTION.
9. A CITY ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK DONE WITHIN THE CITY
RIGHT-OF-WAY. THE ENCROACHMENT PERMIT MAY ESTABLISH ADDITIONAL TRAFFIC
CONTROL REQUIREMENTS.
10. THE PUBLIC WORK INSPECTOR SHALL BE NOTIFIED AT LEAST 48 HOURS PRIOR TO
START OF CONSTRUCTION. ALL ARRANGEMENTS FOR SITE INSPECTION ARE THE
RESPONSIBILITY OF THE CONTRACTOR. THE CITY INSPECTOR ACTING ON BEHALF OF THE
CITY DEPARTMENT OF PUBLIC WORKS MAY REQUIRE REVISIONS IN THE PLANS TO SOLVE
UNFORESEEN PROBLEMS THAT MAY ARISE IN THE FIELD. ALL REVISIONS SHALL BE
SUBJECT TO THE APPROVAL OF THE DEVELOPER'S ENGINEER.
11. HYDROSEEDING SHALL BE PLACED ON ALL DISTURBED SURFACES OTHER THAN PAVED
OR GRAVEL SURFACES, PRIOR TO FINAL INSPECTION.
12. FOR ANY PUBLIC IMPROVEMENTS TO BE MAINTAINED BY THE CITY, IF ENVIRONMENTAL
PERMITS FROM THE U.S. ARMY CORPS OF ENGINEERS, THE CALIFORNIA REGIONAL
WATER QUALITY CONTROL BOARD/STATE WATER RESOURCES CONTROL BOARD, OR THE
CALIFORNIA DEPARTMENT OF FISH & GAME ARE REQUIRED, THE DEVELOPER SHALL:
A. SUBMIT A COPY OF ALL SUCH COMPLETED PERMITS TO THE CITY DEPARTMENT OF
PUBLIC WORKS
OR
B. DOCUMENT THAT THE REGULATORY AGENCIES DETERMINED THAT SAID PERMIT IS
NOT REQUIRED;
PRIOR TO ACCEPTANCE OF THE COMPLETED IMPROVEMENTS FOR CITY MAINTENANCE
AND RELEASE OF IMPROVEMENT SECURITY. ANY MITIGATION MONITORING REQUIRED BY
SAID PERMITS WILL REMAIN THE RESPONSIBILITY OF THE DEVELOPER.
13. ALL GRADING SHALL BE IN CONFORMANCE WITH CITY OF SAN LUIS OBISPO GRADING
ORDINANCES, THE STANDARDS AND REQUIREMENTS PERTAINING THERETO, THIS PLAN,
AND THE RECOMMENDATIONS AND REQUIREMENTS OF THE SUPERVISING SOILS ENGINEER.
14. CONSTRUCTION CONTRACTOR SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR
PROTECTION OF PUBLIC AND PRIVATE PROPERTY ADJACENT TO THE JOB SITE AND
THAT HE/SHE SHALL AT HIS/HER OWN EXPENSE, REPAIR OR REPLACE TO ORIGINAL
CONDITION ALL EXISTING IMPROVEMENTS WITHIN OR ADJACENT TO THE JOB SITE WHICH
ARE NOT DESIGNATED FOR REMOVAL AND WHICH ARE DAMAGED OR REMOVED AS A
RESULT OF HIS/HER OPERATIONS.
15. CUT AND FILL SLOPES SHALL NOT EXCEED A GRADE OF 2 HORIZONTAL AND 1
VERTICAL UNLESS AUTHORIZED BY GEOTECHNICAL ENGINEER.
16. ALL AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL BRUSH AND OBJECTIONABLE
DEBRIS, SCARIFIED TO A DEPTH OF 3 FEET OR AS REQUIRED BY GEOTECH, AND
WATER AND COMPACTED AS REQUIRED PRIOR TO PLACING OF FILL MATERIALS.
17. ALL EXISTING UTILITY AND OTHER UNDERGROUND STRUCTURES MAY NOT BE SHOWN ON
THIS PLAN AND THEIR LOCATIONS WHERE SHOWN IS APPROXIMATE. CONSTRUCTION
CONTRACTOR SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR LOCATING OR
HAVING LOCATED ALL UNDERGROUND UTILITIES AND RELATED FACILITIES AND FOR
PROTECTING SAME DURING THE COURSE OF CONSTRUCTION. CONTACT UNDERGROUND
SERVICE ALERT (USA OF SO. CAL.) (800) 227-2600 TWO WORKING DAYS PRIOR TO
THE START OF CONSTRUCTION FOR ASSISTANCE FROM THE RESPECTIVE UTILITIES. ALL
UTILITIES THAT ARE NOT A MEMBER OF USA MUST ALSO BE NOTIFIED.
18. CONTRACTOR SHALL PROVIDE DUST CONTROL DURING ALL PHASES OF THE WORK.
19. AC REMOVAL SHALL BE TO COMPETENT MATERIAL AND/OR TO THE SATISFACTION OF
THE CITY ENGINEER. SAWCUT AC TO LINE AT LOCATIONS SHOWN OR AS REQUIRED TO
REVEAL COMPETENT EXISTING STRUCTURAL SECTION, AS DETERMINED BY THE PUBLIC
WORKS INSPECTOR.
20. ANY EXISTING WELLS FOUND ON SITE ARE TO BE FILLED, CAPPED AND ABANDONED IN
ACCORDANCE WITH THE COUNTY OF SLO HEATH DEPARTMENT.
21. IN THE EVENT ARCHAEOLOGICAL RESOURCES ARE DISCOVERED IN CONJUNCTION WITH A
CONSTRUCTION PROJECT, ALL ACTIVITIES SHALL CEASE AND THE COMMUNITY
DEVELOPMENT. CENTER SHALL BE NOTIFIED SO THAT THE PROCEDURES REQUIRED BY
STATE LAW MAY BE APPLIED.
22. ADJACENT PROPERTY OWNERS MUST BE NOTIFIED OF DUST, NOISE, OR ANIMAL
MOVEMENT PRIOR TO COMMENCEMENT OF CLEARING OR GRADING.
23. PRIOR TO INITIATION OF CONSTRUCTION ACTIVITIES, INCLUDING VEGETATION CLEARING, A
NESTING BIRD SURVEY SHALL BE CONDUCTED BY A QUALIFIED BIOLOGIST IF WORK
COMMENCES DURING THE NESTING SEASON (MARCH 1 THROUGH AUGUST 15). SURVEYS
MUST BE DONE WITHIN 1 WEEK PRIOR TO STARTING WORK. IF NESTS ARE FOUND,
AVOID CONSTRUCTION ACTIVITIES WITHIN 100 FEET OF ACTIVE NEST SITES, OR 300
FEET FOR RAPTORS VIA A BUFFER FLAGGED IN THE FIELD BY THE PROJECT
BIOLOGISTS. BUFFERS MUST REMAIN IN PLACE UNTIL YOUNG HAVE FLEDGED, AS
DOCUMENTED BY A QUALIFIED BIOLOGIST. A LETTER WILL BE . PROVIDED TO THE CITY
WITH THE RESULTS OF NEST SURVEYS PRIOR TO START OF WORK.
GRADING & EROSION CONTROL NOTES:
IN THE CASE OF EMERGENCY CALL JIM MORESCO, MIDLAND PACIFIC HOMES, (WORK): (805) 466-5100
(CELL): (805) 541-5742
1. APPROXIMATE EARTHWORK QUANTITIES (CONTRACTOR RESPONSIBLE FOR EARTHWORK ESTIMATE USED
FOR BID):
CUT 479000 CY
FILL 689000 CY
NET IMPORT* 21,000 CY
*NOTE: EARTHWORK QUAN1111ES ARE APPROXIMATE AND DO NOT ACCOUNT FOR WASTE, CONSOUDAl10N, OR
OVEREXCAVATION. CONTRACTOR IS RESPONSIBLE FOR EARTHWORK QUANTITIES USED FOR BID.
NOTE: CONTRACTOR TO DISPOSE OF EXPORT MATERIAL OUTSIDE OF CITY LIMITS IN AN ACCEPTABLE
LOCATION.
2. FINAL REPORTS SHALL BE REQUIRED IN ACCORDANCE WITH UBC SECTION 3318.1.
3. ALL FILL SHALL BE COMPACTED TO 90% RELATIVE COMPACTION, UNLESS OTHERWISE NOTED.
4. REMOVE ANY DELETERIOUS MATERIAL ENCOUNTERED BEFORE PLACING FILL.
A. ALL DISTURBED AREA SHALL BE HYDROSEEDED OR PLANTED WITH APPROVED EROSION &CONTROL
VEGETATION AS SOON AS PRACTICAL AFTER CONSTRUCTION IS COMPLETE.
5. MINIMUM SETBACK TO CREEKS AND BLUFFS SHALL BE MAINTAINED. MINIMUM SETBACK OF TWO FEET
FROM ALL PROPERTY LINES WILL BE MAINTAINED FOR ALL GRADING, UNLESS OTHERWISE INDICATED IN
THESE PLANS AND APPROVED BY THE CITY.
6. CONTRACTOR SHALL PROVIDE DUST CONTROL DURING ALL PHASES OF THE WORK.
7. AN APPROVED EROSION CONTROL PLAN WILL BE REQUIRED TO BE SUBMITTED, APPROVED AND
IMPLEMENTED SHOULD GRADING OCCUR BETWEEN OCTOBER 15TH AND APRIL 15TH.
8. WHEN APPLICABLE THE ENGINEER SHALL OBSERVE THE GRADING OPERATION(S) AND PROVIDE THE FIELD
INSPECTOR WITH REQUIRED COMPACTION REPORTS AND A REPORT STATING THAT THE GRADING
PERFORMED HAS BEEN OBSERVED AND IS IN CONFORMANCE WITH THE CBC &COUNTY ORDINANCES.
9. INLETS AND OUTLETS OF STORM DRAIN PIPES SHALL BE GRADED TO THE SATISFACTION OF THE CITY
ENGINEER.
10. ALL ELECTRICAL, TELECOMMUNICATION, AND OTHER UTILITIES SHALL BE INSTALLED UNDERGROUND IN AN
APPROVED METHOD OF CONSTRUCTION.
11. DURING CONSTRUCTION/GROUND DISTURBING ACTIVITIES, THE APPLICANT SHALL IMPLEMENT THE
FOLLOWING PARTICULATE (DUST) CONTROL MEASURES. THESE MEASURES SHALL BE SHOWN ON THE
GRADING AND BUILDING PLANS. IN ADDITION, THE CONTRACTOR OR BUILDER SHALL DESIGNATE A
PERSON OR PERSONS TO MONITOR THE DUST CONTROL PROGRAM AND TO ORDER INCREASED WATERING,
AS NECESSARY, TO PREVENT TRANSPORT OF DUST OFF SITE. THEIR DUTIES SHALL INCLUDE HOLIDAY
AND WEEKEND PERIODS WHEN WORK MAY NOT BE IN PROGRESS. THE NAME AND TELEPHONE NUMBER
OF SUCH PERSONS SHALL BE PROVIDED TO THE APCD PRIOR TO COMMENCEMENT OF CONSTRUCTION.
A. REDUCE THE AMOUNT OF DISTURBED AREA WHERE POSSIBLE.
B. USE OF WATER TRUCKS OR SPRINKLER SYSTEMS IN SUFFICIENT QUANTITIES TO PREVENT AIRBORNE
DUST FROM LEAVING THE SITE. INCREASED WATERING FREQUENCY WOULD BE REQUIRED WHENEVER
WIND SPEEDS EXCEED 15 MPH. RECLAIMED (NONPOTABLE) WATER SHOULD BE USED WHENVER
POSSIBLE.
C. ALL ROADWAYS, DRIVEWAYS, SIDEWALKS, ETC. TO BE PAVED SHOULD BE COMPLETED AS SOON AS
POSSIBLE.
D. BUILDING PADS SHOULD BE LAID AS SOON AS POSSIBLE AFTER GRADING UNLESS SEEDING OR SOIL
BINDERS ARE USED.
E. ALL DIRT STOCK -PILE AREAS SHOULD BE SPRAYED DAILY AS NEEDED.
12. THE FINAL GRADING PLAN SHALL INCLUDE PROVISIONS TO COMPLY WITH THE SOILS ENGINEER'S
RECOMMENDATIONS, INCLUDING MITIGATING CUT SLOPES, DEBRIS FLOWS UPHILL OF THE LOTS AND TRUCK
ACCESS. THE SOILS ENGINEER SHALL SUPERVISE ALL GRADING OPERATIONS AND CERTIFY THE STABILITY
OF THE SLOPES PRIOR TO ACCEPTANCE OF THE TRACT AND/OR ISSUANCE OF BUILDING PERMITS.
13. CLEARING OF ANY PORTION OF THE EXISTING CREEK AND DRAINAGE CHANNELS, INCLUDING ANY
REQUIRED TREE REMOVALS, AND ANY NECESSARY EROSION REPAIRS SHALL BE TO DONE THE
SATISFACTION OF THE PUBLIC WORKS DIRECTOR, CORP. OF ENGINEERS AND THE DEPT. OF FISH &GAME.
CERTAIN TREES MAY REQUIRE SAFETY PRUNING BY A CERTIFIED ARBORIST AS DETERMINED BY THE CITY
ARBORIST.
14. THE DEVELOPER OF VTM #2428 SHALL BEGIN GRADING OPERATIONS RELATED TO SITE PREPARATION AND
INFRASTRUCTURE CONSTRUCTION NEAR THE WESTERLY EDGE OF THE PROPERTY IN ORDER TO REDUCE
THE POTENTIAL FOR SHORT TERM IMPACTS OF "HERDING" RODENTS AND OTHER SMALL ANIMALS TOWARD
THE ADJACENT MOBILE HOME PARK.
15. ANY REQUIRED GRADING FOR STORM FLOW COLLECTION FEATURES BEHIND LOTS 19-57 SHALL BE DONE
- TO THE SATISFACTION OF THE NATURAL RESOURCES MANAGER, FIRE DEPT. AND PUBLIC WORKS
DIRECTOR.
16. ALL DRIVEWAYS SHALL COMPLY WITH CITY ENGINEERING STANDARS #2130 AND #2140 FOR
DOWN -SLOPING AND UP -SLOPING DRIVEWAYS.
17. WITH REGARD TO DOWN -SLOPING AND UP -SLOPING DRIVEWAYS, COMMON DRIVEWAYS SHALL BE
CONSIDERED THROUGHOUT THE SUBDIVISION AT THE TIME OF REVIEW BY THE ARCHITECTURAL REVIEW
COMMISSION, PARTICULARLY FOR LOTS 30/319 32/339 37/389 39/409 41/42, 44/459 50/511 52/531
54/55 & 56/57, SUCH THAT DRIVEWAY SLOPES DO NOT EXCEED 20%
18. THE FINAL PAD GRADING AND CERTIFICATION SHALL BE IN ACCORDANCE WITH THE APPROVED PLANS,
GRADING ORDINANCE, AND FINAL SOILS ENGINEER RECOMMENDATIONS. THE PUBLIC IMPROVEMENT PLANS
SHALL BE REVIEWED BY THE PROJECT SOILS ENGINEER. THE SOILS ENGINEER SHALL PROVIDE WRITTEN
NOTIFICATION TO THE CITY INDICATING THAT THE PLANS HAVE BEEN REVIEWED AND ARE IN GENERAL
CONFORMANCE WITH THE REPORT RECOMMENDATIONS.
19. DEPENDING ON THE TIMING OF SUBDIVISION GRADING AND/OR BUILDING PERMIT APPLICATIONS, THE 2007
CALIFORNIA BUILDING CODE, BASED ON THE 2006 INTERNATIONAL BUILDING CODE MAY BE IN EFFECT.
THE PROVISIONS OF THE NEW CBC/IBC MAY DIFFER FROM THOSE OF THE CURRENT REGULATIONS. THE
SOILS ENGINEER SHALL PROVIDE AN APPROPRIATE RESPONSE REGARDING THE CURRENT GRADING
RECOMMENDATIONS IN COMPARISON TO THE NEW CODES TO THE SATISFACTION OF THE CITY ENGINEER
AND BUILDING OFFICIAL.
20. EXPANSION INDEX TESTING OR OTHER SOILS ANALYSIS MAY BE REQUIRED ON A LOT -BY -LOT BASIS FOR
ALL GRADED PADS AND FOR IN -SITU SOILS ON NATURAL LOTS WHERE DEEMED NECESSARY BY THE
CITY ENGINEER OR BUILDING OFFICIAL
21. FINAL PAD CERTIFICATIONS SHALL INCLUDE THE CERTIFICATION OF PAD CONSTRUCTION AND ELEVATIONS.
THE SOILS ENGINEER SHALL CERTIFY ALL GRADING PRIOR TO ACCEPTANCE OF THE PUBLIC
IMPROVEMENTS AND/OR PRIOR TO BUILDING PERMIT ISSUANCE. THE CERTIFICATION SHALL INDICATE THAT
THE GRADED PADS ARE SUITABLE FOR THEIR INTENDED USE.
22. CUT AND FILL SLOPES SHALL BE PROTECTED AS RECOMMENDED BY THE SOILS ENGINEER. BROW
DITCHES, DRAINAGE COLLECTION DEVICES, AND DRAINAGE PIPING MAY BE REQUIRED. THE PUBLIC
IMPROVEMENT PLANS AND FINAL MAP SHALL REFLECT ANY ADDITIONAL IMPROVEMENTS AND EASEMENTS
NECESSARY FOR SLOPE PROTECTION AND MAINTENANCE.
23. DOWNSTREAM AND/OR OFFSITE DRAINAGE IMPROVEMENTS SHALL BE COMPLETED TO THE SATISFACTION
OF THE CITY PRIOR TO COMMENCING WITH PUBLIC IMPROVEMENTS OR SUBDIVISION GRADING. IF OFF -SITE
IMPROVEMENTS ARE NOT COMPLETE, A PHASING PLAN AND ON -SITE DETENTION MAY BE REQUIRED.
24. IF PERMANENT EROSION CONTROL HAS NOT BEEN ESTABLISHED BY THE ONSET OF THE
RAINY SEASON (OCT. 15) OR IF CONSTRUCTION OCCURS DURING THE PERIOD BETWEEN
OCT. 15 - APRIL 15, THEN EROSION CONTROL DEVICES SHALL BE PROVIDED AND
AVAILABLE ON THE SITE
25. THE PRESENCE OF SPRINGS WITHIN THE DEVELOPMENT AREA HAS BEEN IDENTIFIED BY THE SOILS
ENGINEER AS ONE OF THE PRIMARY GEOTECHNICAL CONCERNS. ALL AREAS OF KNOWN OR OBSERVED
SEEPS AND SPRINGS SHALL BE SPECIFICALLY ADDRESSED BY THE SOILS ENGINEER. GENERAL
RECOMMENDATIONS SHALL BE PROVIDED FOR ALL LOT AREAS, ROADWAYS, AND FOR THE INSTALLATION
OF UTILITIES.
26. DRAINAGE SYSTEMS DESIGNED TO COLLECT SPRING WATER OR OTHER SUB -SURFACE WATERS SHALL BE
DIRECTED TO THE NATURAL DRAINAGE CHANNELS TO THE MAXIMUM EXTENT FEASIBLE. SUBSURFACE
DRAINAGES SHALL NOT BE DIRECTED TO THE SURFACE OF THE PUBLIC STREETS UNLESS OTHERWISE
APPROVED BY THE CITY ENGINEER.
27. UTILITY TRENCHES SHALL BE PROTECTED WITH TRENCH DAMS BASED ON RECOMMENDATIONS BY THE
SOILS ENGINEER. TRENCHES TO INDIVIDUAL LOTS SHALL BE LIKEWISE PROTECTED TO AVOID THE
COLLECTION AND DEPOSITION OF SUB -SURFACE DRAINAGE TO UNDER -FLOOR AND UNDER -SLAB AREAS.
RELIEF DRAINS SHALL OUTLET TO A LOCATION APPROVED BY THE CITY ENGINEER.
28. IF NUISANCE SPRING WATER IS EXPECTED OR ENCOUNTERED WITH THE SUBDIVISION IMPROVEMENTS
AND/OR HOME CONSTRUCTION, A SEPARATE FRENCH DRAIN SYSTEM MAY BE REQUIRED WITH STORM
DRAIN EXTENSIONS TO INDIVIDUAL LOTS OR AREAS OF CONCERN.
29. IF ANY SPRINGS OR SEEPS ARE DISCOVERED DURING CONSTRUCTION, THEN A REVISED GRADING PLAN
ADDRESSING THE FLOW SHALL BE SUBMITTED TO THE CITY FOR REVIEW AND APPROVAL. FLOW TO BE
DIRECTED TO NATURAL CHANNELS WHERE POSSIBLE
APCD:
1. ALL CONSTRUCTION EQUIPMENT SHALL BE KEPT IN PROPER TUNE ACCORDING TO MANUFACTURER'S
SPECIFICATIONS AS REQUIRED.
2. ALL OFF -ROAD AND PORTABLE DIESEL POWERED EQUIPMENT WITH ARB CERTIFIED MOTOR VEHICLE DIESEL
FUEL AS REQUIRED.
3. THE CONTRACTOR SHALL MAXIMIZE, TO THE EXTENT FEASIBLE, THE USE OF DIESEL CONSTRUCTION
EQUIPMENT MEETING ARB'S 1996 AND NEWER CERTIFICATION STANDARD FOR OFF -ROAD HEAVY-DUTY DIESEL
ENGINES.
4. ALL ON AND OFF -ROAD DIESEL EQUIPMENT SHALL NOT BE ALLOWED TO IDLE FOR MORE THAN 5 MINUTES.
SIGNS SHALL BE POSTED IN THE DESIGNATED QUEUING AREAS TO REMIND DRIVERS AND OPERATOR OF THE 5
MINUTE IDLING LIMIT.
5. REDUCE THE AMOUNT OF THE DISTURBED AREA WHERE POSSIBLE.
6. USE OF WATER TRUCKS OR SPRINKLER SYSTEMS IN SUFFICIENT QUANTITIES TO PREVENT AIRBORNE DUST
FROM LEAVING THE SITE. INCREASED WATERING FREQUENCY WOULD BE REQUIRED WHENEVER WIND SPEEDS
EXCEED 15 MPH. RECLAIMED (NONPOTABLE) WATER SHOULD BE USED WHENEVER POSSIBLE.
7. ALL DIRT STOCK PILE AREAS SHOULD BE SPRAYED DAILY AS NEEDED.
8. PERMANENT DUST CONTROL MEASURES IDENTIFIED IN THE APPROVED PROJECT REVEGETATION AND
LANDSCAPE PLANS SHOULD BE IMPLEMENTED AS SOON AS POSSIBLE FOLLOWING COMPLETION OF ANY SOIL
DISTURBING ACTIVITIES.
9. EXPOSED GROUND AREAS THAT ARE PLANNED TO BE REWORKED AT DATES GREATER THAN ONE MONTH
AFTER INITIAL GRADING SHOULD BE SOWN WITH A FAST GERMINATING NATIVE GRASS SEED AND WATERED
UNTIL VEGETATION IS ESTABLISHED.
10. ALL DISTURBED SOIL AREAS NOT SUBJECT TO REVEGETATION SHOULD BE STABILIZED USING APPROVED
CHEMICAL SOIL BINDERS, JUTE NETTING, OR OTHER METHODS APPROVED IN ADVANCE BY THE APCD.
11. ALL ROADWAYS, DRIVEWAYS, SIDEWALKS, ETC. TO BE PAVED SHOULD BE COMPLETED AS SOON AS POSSIBLE.
IN ADDITION, BUILDING PADS SHOULD BE LAID AS SOON AS POSSIBLE AFTER GRADING UNLESS SEEDING OR
SOIL BINDERS ARE USED.
12. VEHICLE SPEED FOR ALL CONSTRUCTION VEHICLES SHALL NOT EXCEED 15 MPH ON ANY UNPAVED SURFACE
AT THE CONSTRUCTION SITE.
13. ALL TRUCKS HAULING DIRT, SAND, SOIL, OR OTHER LOOSE MATERIALS ARE TO BE COVERED OR SHOULD
MAINTAIN AT LEAST TWO FEET OF FREEBOARD (MINIMUM VERTICAL DISTANCE BETWEEN TOP OF LOAD AND
TOP OF TRAILER) IN ACCORDANCE WITH CVC SECTION 23114.
14. INSTALL WHEEL WASHERS WHERE VEHICLES ENTER AND EXIT UNPAVED ROADS ONTO STREETS, OR WASH OFF
TRUCKS AND EQUIPMENT LEAVING THE SITE.
15. SWEEP STREETS AT THE END OF EACH DAY IF VISIBLE SOIL MATERIAL IS CARRIED ONTO ADJACENT PAVED
ROADS. WATER SWEEPERS WITH RECLAIMED WATER SHOULD BE USED WHERE FEASIBLE.
16. THE CONTRACTOR OR BUILDER SHOULD DESIGNATE A PERSON OR PERSONS TO MONITOR DUST CONTROL
PROGRAM AND TO ORDER INCREASED WATERING, AS NECESSARY, TO PREVENT TRANSPORT OF DUST OFFSITE.
THEIR DUTIES SHALL INCLUDE HOLIDAYS AND WEEKEND PERIODS WHEN WORK MAY NOT BE IN PROGRESS. THE
NAME AND TELEPHONE NUMBER OF SUCH PERSONS SHALL BE PROVIDED TO THE APCD PRIOR TO LAND USE
CLEARANCE FOR MAP RECORDATION AND FINISHED GRADING OF THE AREA.
17. PRIOR TO THE START OF GRADING, PLEASE CONTACT THE APCD'S ENGINEERING DIVISION AT (805) 781-5912
FOR SPECIFIC INFORMATION REGARDING PERMITTING REQUIREMENTS.
18. ALL ACTIVITIES ASSOCIATED WITH CONSTRUCTION AND OPERATION FOR THE SUBDIVISION MAP SHALL COMPLY
AT ALL TIMES WITH ALL CURRENT APCD RULES AND REGULATIONS AS APPLICABLE, INCLUDING BUT NOT
LIMITED TO PM-10, NOx EMISSIONS, NATURALLY OCCURRING ASBESTOS, BEST AVAILABLE CONTROL
TECHNOLOGIES, CONSTRUCTION ACTIVITY MANAGEMENT PLANS, AND PHASING TECHNIQUES.
UTz�tTY NOTES:
1. ALL UTILITIES SHOWN ARE ACCURATE TO THE EXTENT OF AVAILABLE RECORDS AND KNOWLEDGE. THE
CONTRACTOR HAS THE RESPONSIBILITY TO VERIFY THE LOCATION OF EXISTING UNDERGROUND UTILITIES AND
TO NOTIFY UTILITY COMPANIES WHEN WORKING IN THEIR PROXIMITY. PRIOR TO COMMENCING CONSTRUCTION,
THE CONTRACTOR SHALL POTHOLE TO VERIFY ALL EXISTING UTILITY POINTS OF CONNECTION AND ELEVATIONS.
THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF RECORD IF ANY DISCREPANCIES EXIST BETWEEN THE
PLANS AND FIELD CONDITIONS PERTAINING TO MATERIALS, ELEVATIONS, LOCATIONS, ETC., PRIOR TO
CONTINUING WORK.
2. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY "UNDERGROUND SERVICE ALERT" (USA) AT
1-800-227-2600 FOR LOCATION OF POWER, GAS, OIL, AND TELECOMMUNICATION UNDERGROUND FACILITIES.
THE CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR CONTACTING THE RESPECTIVE UTILITY AGENCIES FOR
THE LOCATION OF ALL UNDERGROUND FACILITIES.
3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WIRE AND GAS UTILITY TRENCHING AND
CONDUIT PLACEMENT IN ACCORDANCE WITH HANDOUT PACKAGES PROVIDED BY THE RESPECTIVE UTILITY
COMPANIES. LOCATION OF WIRE AND GAS UTILITIES SHOWN FOR REFERENCE ONLY.
4. THE WATER DISTRIBUTION SYSTEM AND SEWAGE COLLECTION SYSTEM SHALL BE CONSTRUCTED PER THE
LATEST STANDARDS AND SPECIFICATIONS OF THE CITY OF SAN LUIS OBISPO.
5. ALL FITTINGS SHOULD BE DUCTILE IRON AND WRAPPED PER APWA STANDARDS. PIPE DEFLECTIONS SHALL
OCCUR IN THE PIPE JOINT ONLY AND SHALL BE PER MANUFACTURES RECOMMENDATIONS.
6. DRY UTILITY NOTE:
ELECTRIC UTILITIES SHOWN ON THESE PLANS ARE SCHEMATIC AND SUBJECT TO CHANGE BASED UPON FINAL
PLAN ISSUANCE FROM THE INDIVIDUAL UTILITY COMPANY. THE CONTRACTOR IS RESPONSIBLE FOR
CONTACTING PG&E, AND OBTAINING FINAL PLANS PRIOR TO CONSTRUCTION.
ADDITIONAL EASEMENTS MAY BE REQUIRED.
7. All SEWER LATERALS SHALL BE SDR 26 AT MINIMUM
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RESOLUTION NO. PC-5598-14
Tract No. 2428
Timing
Status
Mitigation Measures
In order for MASP/AASP EIR Mitigation Measure LU-7.1 as implemented by the MASP to be carried through to lot -specific development
stage, a lighting plan that demonstrates compliance with Community Design Section 3.3 Lighting requirements of the MASP shall be
1
submitted with other required plans for both the residential and commercial components of the project to the review and approval of the
IP
No action required at this
Architectural Review Commission (ARC). The lighting plan shall propose specific measures to limit the amount of light trespass
time
associated with development within the project area including shielding and/or directional lighting methods to ensure that spillover light
does not exceed 0.5 foot-candles at adjacent property lines.
Monitoring Program: The ARC will review development plans for both the residential and commercial components of the protect. City
��
staff, including Planning and other departments, will review plans to assure that all of the ARC's requirements related to lighting and
B P
No action required at this
compliant with the MASP provisions have been incorporated into working drawings. City building inspectors will be responsible for
time
assuring that all lighting is installed pursuant to the approved lighting plan.
Mitigation for wetland impacts. Mitigation for wetland impacts will be through a combination of on -and off -site mitigation, approved by
the City, the DFG and the Army Corps of Engineers. Further, in compliance with the MASP/AASP EIR, the subject VTM #2428
See wetlands mitigation
2
proposes the creation of Lots 81-85 and Lot 178 in areas designated by the MASP for "Open Space -Riparian" for the express purposes
BIO
monitoring plan prepared
of achieving some of the necessa
The public improvement plans for VTTM 2353, VTTM 2428 and VTTM 2342 shall consider the proposed or required phasing to be
completed by the combined development known as Margarita Area Specific Plan western enclave. The public improvement plans for
each subdivision shall include any offsite improvements as considered necessary by the Director of Public Works to provide a
Improvement plans comply
3
reasonable transition between the subdivisions in the case that one project is developed before another. The scope of required
IP
as required
improvements shall be approved to the satisfaction of the Public Works Director. Pursuant to Section 16.20.110 of the City Municipal
Code, the subdivider may be eligible for reimbursement for improvements that are in excess of the construction required for the
subdivision, including, but not limited to storm drainage, sewer, water and power.
4
Unless otherwise approved by the Public Works Director and the Fire Marshall, a secondary access shall be required for every phase
IP
See sheets 10-11
of the final map.
The final subdivision design and improvements shall comply with the Margarita Area Specific Plan and all other City of San Luis
Improvement plans comply
5
Obispo Design Standards, Engineering Standards and Standard Plans and Specifications. The subdivision improvement plans and the
IP
as re uired
q
Prado Road bike path plans shall be approved by the City prior to final map recordation.
Prior to final map approval, the final design, location, and number of traffic calming measures including bulb -outs, choke -downs,
tabletops, roundabouts, neck -downs, etc. shall be reviewed and approved by the Public Works Director. Choke -downs adjacent to
6
open space corridors shall be lengthened to include the entire length of the open space corridor. Plans submitted for review shall
IP
Improvement plans comply
include a turning diagram demonstrating a fire, garbage or other large city or delivery multi-axel truck's ability to negotiate the traffic
as required
calming features. Additional or alternative traffic control measures such as raised tabletops may be required to comply with the MASP
objective to "foster traffic volumes and speeds that will be compatible with the neighborhood."
Pursuant to the Margarita Area Specific Plan, traffic volume and speeds shall be monitored after development. Prior to final map
recordation, the Subdivider shall deposit a faithful performance security in the amount of $130,000 to retain a qualified traffic consultant
to conduct traffic counts and speed measurements on Margarita Avenue and on streets within and in the vicinity of the subdivision. The
counts and measurements will be conducted oneo year after final occupancy of complete build -out of the subdivision or acceptance of
No action required at this
7
public improvements, whichever occurs later. The locations of the counts and measurements shall be approved by the Public Works
Ip
time
Director. If the traffic volumes or speeds exceed City standards, the $130,000 security will be retained by the City to guarantee that
Subdivider installs additional Cityo approved traffic calming measures to reduce volume and speeds to comply with City standards. As
an alternative to the above, prior to final map recordation, the Subdivider may pay cone -time nonrefundable contribution to the City's
Neighborhood Traffic Management Program in the amount of $130,000 to fund future traffic calming efforts in and around Tract 2428.
8
The subdivision design shall include directional curb ramps wherever possible. The inclusion of bulb -outs at directional curb ramp
IP
Improvement plans
locations is encouraged to decrease the roadway width to be crossed by a pedestrian.
completed as required
9
Prior to approval of improvement plans, alternative paving materials proposed within the public right -of --way shall be approved by the-
I P
See road sections sheet 6
Public Works Director. Alternative paving materials shall be maintained by the Homeowner s Association.
10
The subdivider shall re -stripe the southbound left turn lane and install pedestrian countdown heads at the South Higuera/Prado
IP
Addressed in Tract 2353
intersection as identified in the traffic study performed by Central Coast Transportation Consulting dated January 6, 2014.
development
Except for the 71-acre lot donated to the City, project common areas including, but not limited to, landscaped areas, landscaped
Infrastructure shown on
11
parkways and Class I pathways (other than Prado Road) shall be owned and maintained in perpetuity for public use by a Homeowner's
IP/CCR
sheets 7&8. Owner
Association. Water meters for common landscape areas including but not limited to parkways, medians, roundabouts and pathway
Pending CC&Rs.
corridors are subject to water impact and water meter installation fees and shall be paid for by the subdivider.
The final locations of multi -use path connections to public streets shall be reviewed and approved by the Natural Resources Manager
12
and City Traffic Engineer. Where multi -use paths intersect public streets, the roadway shall be narrowed and the crossing designed
IP
See sheets 36-49
perpendicular to the roadway.
The final design and location of private streets and fire access ways, and the approaches thereto onto public streets, shall be reviewed
13
and approved by the Public Works Director and Fire Department. Plans submitted for review shall include a turning diagram
IP
Improvement plans
demonstrating a fire, garbage or other large city or delivery multi -axle truck's ability to negotiate into and within the private streets and
completed as required
access ways within the proposed "PD" and Lot 178 portions of the site.
14
The proposed street bulb -outs shall be designed with minimum inside and outside radii of 20' and 10' respectively.
IP
Improvement plans
com leted as re uired
P q
Analysis of the street drainage design shall be provided with the submittal of complete public improvement plans. Streets designed
15
with a quarter crown shall justify the curb capacities in accordance with city standards. Some areas -may require that the bulb -outs be
IP
See hydrology report
reduced in depth or removed completely to accommodate the drainage along the high side of the street.
Bulb -outs at T-intersections ma need to be re laced with standard curb returns of a smaller radius to achieve the desired traffic
Y p
IP
Im rovement tans com I
P P p Y
16
calming goals and to accommodate street drainage.
as required
The number and location of catch basins shall consider city standard spacing and drainage design requirements. The number of catch
IP
Improvement plans
17
basins shall be limited to those required by code and/or design to the satisfaction of the City Engineer.
completed as required
The transition between Street N and Street W shall be approved to the satisfaction of the City Engineer. Moving of the quarter crown
Not applicable/No quarter
18
section from one side of the street to the opposite side shall not be completed with asuper-elevated section unless all drainage issues
IP
crown proposed.
are addressed.
19
Street intersections shall be provided with directional curb ramps in accordance with city and ADA standards or guidelines.
ll'
Improvement plans comply
T-intersections shall include receiving ramps on the through street.
as required
Prior to final map recordation, the subdivider shall submit a separate irrevocable offer of dedication for public access purposes to
2 0
provide access from VTM Tract 2353 to the open space adjacent to Tract 2428.. The offer will be recorded in the event that the Tract
FM
exhibit rovided to ci
p �
2428 public improvements have not yet been accepted by the City, but access to the open space is needed for VTM Tract 2353 and
the general public.
On &Off -Site Improvements
With respect to all off -site improvements, prior to filing of the Final Map, the Subdividers) shall either.
a. Clearly demonstrate their right to construct the improvements by showing title or interest in the property in a form acceptable to the
City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and
request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of
eminent domain in accordance with Government Code Section 66462 .5 to do so, if necessary. Subdivider shall also enter into an
agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said
agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the
Subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired:
21
1) Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land
FM/IP
Ownership documents
surveying in the State of California;
provided
2) Preliminary title report including chain of title and litigation guarantee; 3) Appraisal of the
property by a City approved appraiser. In the course of obtaining such appraisal, the property owners) must be given an opportunity to
accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right, to do so;
4) Copies of all written correspondence with off -site property owners including purchase summary of formal offers and counter offers to
Sewer backwater valves may be required on some lots,. The subdivider's engineer shall apply the City's criteria to the design to
IP
Improvement plans comply
33
determine which lots will need backwater valves on the sewer laterals, per City and UPC standards.
as required
In areas where the pressure in the water system exceeds 80 psi, the service line shall include a pressure regulator downstream of the
IP
No action required at this
34
water meter, where the water service enters the building.
time
The sewer and water mains should be located approximately 6 feet on either side of the street centerline. All final grades and
35
alignments of all public water, sewer and storm drains (including service laterals and meters) are subject to modifications to the
IP
See sheets 7-8
satisfaction of the Public Works Director and Utilities Engineer.
The subdivision layout and preliminary utility plans shall include provisions for irrigating common areas, parks, detention basins, and
other large landscape areas with recycled water. Appropriately sized reclaimed water mains shall be designed and constructed from
36
the City's trunk system to these irrigation areas. If other use areas exist beyond the proposed subdivision, the mains shall be
I P
See sheet 12-23
appropriately sized to provide for future use areas and extended to the boundary of the tract. If reclaimed water is not available at the
time the recycled water is needed, the system shall be designed and constructed to reclaimed water standards, and temporarily
connected to the City's potable water system in the area of the anticipated connection to the reclaimed water system.
Prior to hearing before the Architectural Review Commission the applicant shall add additional detail to the tans adequate to
g (ARC), p
See improvement sheets
show the locations of all red curbs, fire hydrants, water meters, backflow preventers, solid waste storage areas (for the detached lots),
7-8 and 78-79. Turning
g
37
the solid waste collection vehicle's ability to safely maneuver and access containers on the private roads in the PD portion of the
IP/LS
exhibits submitted
development), to the satisfaction of the Utilities Department. Said details shall also indicate appropriate screening for backflow
separately from plans
preventers, and shall clearly indicate any requested deviations from City standards.
Prior to hearing before the ARC, the applicant shall provide a landscape and irrigation plan that indicates how any parkway areas
38
associated with detached and/or meandering sidewalks can be irrigated efficiently without overspray, in compliance with Chapter 13.20
LS
Submitted to city for review.
tY
of the Municipal Code, to the satisfaction of the Utilities Department. Parkways shall be a minimum of 6-feet in width to allow the
planting of street trees.
Recycled water will be required to be used throughout the development to the maximum extent feasible. Recycled water use areas will
LS/IP
See Improvement sheets
39
include any landscape or turf areas that are under common ownership or control, and for which the maintenance will be by contract.
7-8.
Prior to hearing before the ARC, the applicant shall provide detailed plans adequate to show the width, grade, structural cross-section
Turning diagrams
40
and turning radii of all fire access roads and connections with public or private roads within the subdivision and within the 71-acre open
IP
submitted separately from
space lot are suitable for travel by City fire trucks.
plans.
Grading &Drainage:
The final grading plan shall include provisions to comply with the soils engineer's recommendations, including mitigating cut slopes, debris flows uphill of the lots
41
and truck access. The soils engineer shall supervise all grading operations and certify the. stability of the slopes prior to acceptance of the tract and/or issuance of
I P
See sheet 2
building permits.
Clearing of any portion of the existing creek and drainage channels, including any required tree removals, and any necessary erosion repairs shall be to done the
42
satisfaction of the Public Works Director, Corp. of Engineers and the Dept. of Fish &Game. Certain trees may require safety pruning by a certified Arborist as
I P
See sheet 2
determined by the City Arborist.
The developer of VTM #2428 shall begin grading operations related to site preparation and infrastructure construction near the
43
westerly edge of the property in order to reduce the potential for short term impacts of "herding" rodents and other small animals
IP
See sheet 2
toward the adjacent mobile home park.
44
Any required grading for storm flow collection features behind Lots 19-57 shall be done to the satisfaction of the Natural Resources
I P
See sheet 2
Manager, Fire Dept. and Public Works Director.
45
All driveways shall comply with City Engineering Standards #2130 and #2140 for down -sloping and up -sloping driveways..
IP
See sheet 2
With regard to down -sloping and up -sloping driveways, common driveways shall be considered throughout the subdivision at the time
46
of review by the Architectural Review Commission, particularly for Lots 30/31, 32/33, 37/38, 39/40, 41/42, 44/45, 50/51, 52/53,54/55 &
IP
See sheet 2
56/57, such that driveway slopes do not exceed 20%.
The final pad grading and certification shall be in accordance with the approved plans, grading ordinance, and final soils engineer
47
recommendations. The public improvement plans shall be reviewed by the project soils engineer. The soils engineer shall provide
I P
See sheet 2
written notification to the city indicating that the plans have been reviewed and are in general conformance with the report
recommendations.
48
The soils engineer shall submit updated grading recommendations in compliance with the most current version of the California
IP
See sheet 2
Building Code to the satisfaction of the City Engineer and Building Official.
49
Expansion index testing or other soils analysis may be required on a lot -by -lot basis for all graded pads and for in -situ soils on natural
IP
See sheet 2
lots where deemed necessary by the City Engineer or Building Official.
Final pad certifications shall include the certification of pad construction and elevations. The soils engineer shall certify all grading prior
50
to acceptance of the public improvements and/or prior to building permit issuance. The certification shall indicate that the graded pads
IP
See sheet 2
are suitable for their intended use.
Cut and fill slopes shall be protected as recommended by the soils engineer. Brow ditches, drainage collection devices, and drainage
51
piping may be required. The public improvement plans and final map shall reflect any additional improvements and easements
IP
See sheet 2
necessary for slope protection and maintenance.
52
Downstream and/or offsite drainage improvements shall be completed to the satisfaction of the city prior to commencing with public
IP
See sheet 2
improvements or subdivision grading. If off -site improvements are not complete, a phasing plan and on -site detention may be required.
The width of all public or private drainage easements shall be approved to the satisfaction of the City Engineer. Drainage easements
Shown throughout each
53
requiring subsurface piping systems shall not be less than 15' in width. Surface drainage improvements located along the westerly and
IP/FM
planset
southerly tract boundaries shall be located in easements not less than 10' in width.
54
The interceptor drainage ditch located along Lots 75 - 80 shall be constructed with an approved outlet to the existing drainage
IP
See sheet 48
channels or to an approved off -site drainage easement.
55
The new section of pedestrian/bike path proposed on Lot 178 shall be located upslope of the HOA-maintained interceptor ditch unless
IP
See sheets 46-46
otherwise approved by the City Engineer and Natural Resource Manager.
The interceptor ditch shall be designed to accommodate any improved or diverted runoff from the existing or proposed trail
IP
See sheets 45-46 and
56
improvements.
hydrology report
57
The public improvement plans and final drainage report shall include additional an of the runoff from the existing and proposed
IP
See hydrology report
trails or access roads. The proposed interceptor ditch shall be extended to protect Lots 52 - 57 if necessary.
The abandoned access road crossing Lots 44 - 51 shall be likewise evaluated. The road drainage shall be clearly defined and drainage
58
improvements and easements shall be provided if necessary. The road may be re -graded to eliminate any cross lot drainage if
IP
See sheets 49-51
applicable.
f within the development area has been identified he soil engineer s one of he geotechnical The presence o springs by t s a # primary g
59
concerns. All areas of known or observed seeps and springs shall be specifically addressed by the soils engineer. General
GT
See geotechnical report
recommendations shall be provided for all lot areas, roadways, and for the installation of utilities.
Drainage systems designed to collect spring water or other sub -surface waters shall be directed to the natural drainage channels to the
60
maximum extent feasible. Subsurface drainages shall not be directed to the surface of the public streets unless otherwise approved by
GT
See geotechnical report
the City Engineer.
Utility trenches shall be protected with trench dams based on recommendations by the soils engineer. Trenches to individual Lots shall
61
be likewise protected to avoid the collection and deposition of sub -surface drainage to under -floor or under -slab areas. Relief drains
GT
See geotechnical report
shall outlet to a location approved by the City Engineer.
62
If nuisance spring water is expected or encountered with the subdivision improvements and/or home construction, a separate French
GT
See geotechnical report
drain system may be required with storm .drain extensions to individual lots or areas of concern.
Homeowner's Association:
The subdivider shall submit CC&R's with the Final Map that establishes a Homeowner's Association {HOA). The HOA shall provide for
maintenance of all common area drainage channels, on -site and/or sub -regional drainage basins and conveyance improvements, and
63
the trail network (except for Lot 178). The HOA shall also annually maintain a 30' wide wild land fuel reduction zone along all open
CCR
CC&R submitted to city
space lots abutting developments within the MASP.. The CC&R's shall be approved by the City Attorney prior to recordation of the
Final Map, or any phase thereof.
The HOA shall own and maintain all that portion of the lots designated as "Open Space" or "Wetlands Mitigation" (except for Lot 178,
which is proposed for donation to the City). Those open space areas that accommodate trails intended for public use shall be
64
maintained by the HOA for public access. Maintenance responsibilities shall also include maintenance of any cut or fill slopes required
CCR
CC&R submitted to city
to make the swale and berm. The storm drainage system and the sewer lines within private streets shall be privately owned and
maintained by the HOA (to be included in CC& R's).
65
The HOA shall be responsible for maintaining any required red curbing and fire lane signage approved within the subdivision.
CCR
CC&R submitted to city
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IMPROVEMENT PLAN APPROVED ROAD
STREET NAME NAME
S SAN VI NCENZO DRIVE
CALLE MALVA
S1 (PRIVATE)
S1A* CALLE MALVA
S3 LUCCA LANE
S3A* LUCCA LANE
S313* LUCCA LANE
S4 LIVORNO CIRCLE
W CORTUNA DRIVE
W1* CORTUNA DRIVE
W2 TRESANA LANE
N* AREZZO DRIVE
N 1* AREZZO DRIVE
N2* AREZZO DRIVE
N3* AREZZO DRIVE
N4* AREZZO DRIVE
N5* AREZZO DRIVE
N6* AREZZO DRIVE
N7* AREZZO DRIVE
N8* AREZZO DRIVE
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DESIGNED BY:
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APPROVED BY:
DATE:
11 /30/2015
CITY SPECIFICATION NO.
H / V SCALE RATIO
N/A
SHEET NO.
5 of 91
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10, 10,
PAVER 3-k PAVER 3-k
6(80 MM) THICKNESS 2' (80 MM) THICKNESS 6'--
CONSTRUCT FLUSH CURB OR APPROVED EQUAL OR APPROVED EQUAL CONSTRUCT FLUSH CURB
PER CITY STANDARD 4020. PER CITY STANDARD 4020.
37o 10' 10' 37o'
12' (300 MM) WIDE GEOTEXTILE
18' MIN. .�, :..:�.�' �..�A. • • 3'. �� _ � � � }. ..��•..-\,� �� ,\�,...,�..��r�
' �:. r` �r.i.;..:.. o ....� r '..:�`. ".� ALONG PERIMETER TURN
.-� ;\rs=�
• y _rN \yrr\\�r,�\�j \.\ ',.. * `$N`\',\\' '�\`•��p .+�\r"\� \\ `..: \�\\'...r`• UP AT CURB
i• \�\Q� ,,�ii�a�.+°\�'\� r,,\\\ d d I �\\Q.\rep \r\\�ii• ••.
.,_ ?!►ii»rrr » ,...� MIRAFl 50OX GEOTEXTILE
» '� \�`� � :ter\`\\A \ fit\••,,\�\ i.`�... .\_\,...i 1 Mu��6 MIN. rya-� �v 1 (25MM):Y.iFo ��� ,�\\, �r`r�i•�gv,rr " a\ (25M ) ;\y:
' �., �_ \• �`�� ,_� FABRIC OR APPROVED
BEDDING SAND �����' �a��\��,� BEDDING SAND EQUAL
NIS» CONSTRUCT PER �A, �, ��'•�_�~ ���
6 MIN. CLASS 3 r\\` ����+ `� 12» COMPACTED NATIVE
OR 2R AGG BASE VALLEY GUTTER DETAIL 12' CLASS 2 SOIL SUBGRADE 0 95� 12 MINIMUM CLASS II AGG.
THIS SHEET AGG BASE 14 0 2e O.C. BASE
12' (300 MM) WIDE GEOTEXTILE
ALONG PERIMETER TURN
UP AT CURB 5.00 MIN 5.00' MIN SS
INTERIOR ROAD St, SIA)
S3A,
S4,
TYPICAL SECTION
NO SCALE
12' 12'
PAVER 3-k PAVER 3-k »
6'(80 MM THICKNESS 80 MM THICKNESS6) 2 ( )
CONSTRUCT FLUSH CURB OR APPROVED EQUAL OR APPROVED EQUAL CONSTRUCT FLUSH CURB
STANDARD 402 0.
R
PER CI
TY S
PER CI
TY STANDARD 4020. 10' 10' 2%
o 4
29� ' (300 MM) WIDE GEOTEXTILE
12
r`
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«
;. a '� ,�.:v� , ,.:. �.. ALONG PERIMETER TURN
18 MIN. F 'ter . � �: o \ � a. . \r. �\. �...=��� -�
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MIRAFl 50OX GEOTEX11LE
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\ a'=� 1' 25MM �°'� _: �����, 1 (25MM) FABRIC OR APPROVE
BEDDING SANDS �` ����uz BEDDING SAND EQUAL
6 MIN. CLASS 3 CONSTRUCT PER. ram'= ra `�fy\\ 12' COMPACTED NATIVE
OR 2R AGG BASE VALLEY GUTTER DETAIL » 12 MINIMUM CLASS II AGG.
THIS SHEET 12 CLASS 2 ,� SOIL SUBGRADE 0 95% BASE
»(300 MM WIDE GEOTEXTILE AGG BASE 24 O.C. DRY12 )
ALONG PERIMETER TURN WL SS UTILITY
UP AT CURB 5.0' SD 5.0' 5.0' 1.0'
INTERIOR ROAD S3 PRIVATE
TYPICAL SECTION
NO SCALE
10.0' ROW
PUE AND STREET
Tnrr r • nrt ir►1T
1.5» MIN. TYPE
'B»
AC FINISH (95% RELAT
IVE COMPAC
TION)
OVER 3' TYPE 'B (95% ' AC RELATIVE COMPACTION
OVER 16.5» MIN
CLASS II AGG. BASE
(95% REL
ATIVE COM
PACTION)
OVER TENSAR BX1100 BIAXIAL GEOGRID (OR APPROVED EQUAL)
OVER 12' MIN. SUBGRADE (95% RELATIVE COMPACTION)
PER SAN LUIS OBISPO CITY STD 1010 AND 7110
ACTUAL STRUCTURAL SECTION BASED ON 11 OF 6.5
AND R-VALUE TAKEN AT TIME OF CONSTRUCTION 4' P.C. CONCRETE SIDEWALK OVER ROW
CLASS III AGGREGATE BASE 6' MIN. DEPTH 10.0'
PUE AND STREET
CL PER SAN LUIS OBISPO CITY STANDARD 4110
TREE EASEMENT
30.0 30.0'
18.0 18.0'
.0' 5.0' 7.0' 6' OR 8' 6' OR 8' 7.0' 5.0' 2.0'
2 BENCH
BENCH S/W 18' CURB AN GUTTER S/W
2' BULB -OUT WHERE CLASS III AB 6' MI . DEP • 1�P�
SPECIFIED PER CITY TD 4030 Z'
%
2�
2
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-----------------
////////////// 00
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\\\j\\\\j\\j\\\ \\ OPTIONAL BIORETENTION AND
18' CURB AND GUTTER PER IMPROVEMENT PLANS AND
DETAIL 105, SHEET 83
CLASS III AB 6' MIN. DEPTH
.. .... .. ... ...... ... .....
.. ........
PER CITY STD 4030 SD WL RWL SS GAS
TENSAR BX1100 BIAXIAL 0 0 0 0 12' NA11VE SOIL COMPACTED
GEOGRID (OR APPROVED 5•0' 4.0' 4.0' 5.0' TO MINIMUM RELATIVE
EQUAL} MIN. DENSITY OF 95%
MIN. MIN. MIN.
N) S & W STREETS PUBLIC
TYPICAL ROAD SECTION
NO SCALE
1.5' MIN. TYPE V AC FINISH (95% RELATIVE COMPACTION)
OVER 4.5' TYPE 'B' AC (95% RELATIVE COMPACTION)
iVER 25' MIN CLASS II AGG. BASE (95% RELATIVE COMPACTION)
OVER TENSAR BX1100 BIAXIAL GEOGRID (OR APPROVED EQUAL)
OVER 12' MIN. SUBGRADE (95% RELATIVE COMPACTION)
PER SAN LUIS OBISPO CITY STD 1010 AND 7110
ACTUAL STRUCTURAL SECTION BASED ON 11 OF 9.5
AND R-VALUE TAKEN AT TIME OF CONSTRUCTION
10.0' ROW ROW 10.0'
PUE AND STREET a P.C. CONCRETE SIDEWALK OVER PUE AND STREET
TREE EASEMENT » DEPTH TREE EASEMENT
� CLASS II AGGREGATE BASE 6 MIN. D
.00 30.0' 30.0' 2.0'
2.0 6.0 6.0' 18.0' 18.0' 6.0'
6.0
BENCH S/W S/W BENCH
�. BULB -OUT
WHERE SPECIFIED 2
2%
6.0' -� % 6.0' r
/ /-2't"i~ w.t�''::-tt+yj. r. wt;R:. l''. a ... •v.. .:.=. t• tit•••••: t;'...t•i•'r;rt. .^t,,.�r !'.[. r •
Z //\//\/\/ / ///
18r CURB AND GUTTER 18' CURB AND GUTTER
CLASS III AB 6' MIN. DEPTH CLASS III AB 6' MIN. DEPTH
PER CITY STD 4030 PER CITY STD 4030 SS
TENSAR BX1100 BIAXIAL 0 SD 0 ° » COMPACTED
O O 12 NATIVE SOIL
GEOGRID (OR APPROVED TO MINIMUM RELATIVE
EQUAL) A 6'f 1 A DENSITY OF 95%
i I- - I
CHERRY LANE (PUBLIC
TYPICAL ROAD SECTION
NO SCALE.
1.5' MIN. TYPE 'B' AC FINISH (95% RELATIVE COMPACTION)
OVER 3' TYPE 'B' AC (95% RELATIVE COMPACTION)
OVER 16.5' MIN CLASS II AGG. BASE (95% RELATIVE COMPACTION)
OVER TENSAR BX1100 BIAXIAL GEOGRID (OR APPROVED EQUAL)
OVER 12' MIN. SUBGRADE (95% RELATIVE COMPACTION) »
PER SAN LUIS OBISPO CITY STD 1010 AND 7110 4 P.C. CONCRETE SIDEWALK OVER
CLASS III AGGREGATE BASE 6' MIN. DEPTH
ACTUAL STRUCTURAL SECTION BASED ON Tl OF 6.5
ROW AND R-VALUE TAKEN AT TIME OF CONSTRUCTION PER SAN LUIS OBISPO CITY STANDARD 4110 ROW
30.0' 30.0'
7
18.0 18.0'
6.0' 6.0'
S/W 18' CURB AND GUTTER 18' CURB AND GUTTER S/W
CLASS III AB 6' MIN. DEPTH CLASS III AB 6' MIN. DEPTH
PER CITY STD 4030 PER CITY STD 4030
2�
2% 2% 27o -
TENSAR BX1100 BIAXIAL 0 0 12' NATIVE SOIL COMPA
GEOGRID (OR APPROVED 4.0' 5.0' TO MINIMUM RELATIVE
EQUAL) MIN. MIN. DENSITY OF 95%
CALLE MALVA (PUBLIC)
TYPICAL. ROAD SECTION
NO SCALE
10' MIN. 10' MIN.
PAVER 3-' PAVER 3-1
6' (80 MM) THICKNESS 2' (80 MM) THICKNESS 6'
CONSTRUCT FLUSH CURB OR APPROVED EQUAL OR APPROVED EQUAL CONSTRUCT FLUSH CURB
PER CITY STANDARD 4020. PER CITY STANDARD 4020.
39° MAX
:: M -.10' %5�M3% MX MIN
o 12' (300 MM) WIDE GEOTEX11LE
18w MIN. �.` \: :3 _ �� � \ ``� ALONG PERIMETER TURN
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'k..., d i\\+\ `\r � Z" '''.� � `` •irl�?• '.i
Y...,.�: .., -L...��.,,..�, =\r.\���..• ��� �;,,• „ s.� ��, r, � MIRAFl 500X GEOTEXTILE
e =a=; a` r r� r \
r�,_:,,,,,ra. " , .� \;, . `..g. �_ 1 25MM t��
r \
=a. \ �`t, r
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as \\A. ,r'.�..`•'. A ( )
6 MIN. =r,�� ( ) �.` 2 r� :' v
`:.r�� "_. '".. ,. ` \ r•. F. , •� .\ FABRIC OR APPROVED
\\ ar '�,;t;�.....\\.L...�;
r
\ \ BEDDING SAND
BEDDING SANDAL
•r
» CONSTRUCT PER ����' .�.� i�"�\,�u ,.�.r��\� .
r \ COMPACTED NATIVE
6 MIN. CLASS 3-.�;;•, 12 C »
OR 2R AGG BASE VALLEY GUTTER DETAIL 12' C SS Z � -SOIL SUBGRADE ®95� 12 MINIMUM CLASS II AGG.
THIS SHEET AGG ASE �4 ®24 O.C. BASE
12' WIDE GEOTEX11LE WL 5.0' MIN 5.0' MIN SS
ALONG PERIMETER TURN
UP AT CURB 0
�+0.02'
INTERIOR ROAD NI-N8 (PRIVATE)
TYPICAL SECTION
NO SCALE
0.03!
2'
BENCH a
14 0 2e O.C. DAYLIGHT TO
al EXISTING GRADE
L % `Y
:H
Ak 1,
r`\\.
MATCH
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EXISTING r •;.. \\a ,
GRADE �� �= 0 5
�?r��\
'd ,r� C NC
e CLASS it AGG. BASE
(95% RELATIVE COMPACTION)\
3' 3'
CONCRETE CHANNEL
NO SCALE
e CL
(95% RELAI
\ to
2X6 PRESSURE
TREATED OR
REDWOOD HEADERS
GEOTEXTILE TURNED UP AT
SIDES
6' MIN CLASS II AG BASE NO
VEHICLE TRAFFIC
2% MIN SOIL SUBGRADE
SLOPED TO DRAIN
GEOTEX11LE FABRIC
CONCRETE CHANNEL 1
NO SCALE
SAND BEDDING COURSE
1 1 2' TO 2' THICK NON -PERMEABLE PAVER (AIR VOL BLOCK SLATE
TOP ROMAN PAVER OR APPROVED EQUAL)
P/L
2' SHOULDER 2' SHOULDER
8' PEDESTRIAN TRAIL HORIZONTAL
ALIGNMENT AND
PROFILE REFERENCE
POINT
•• � 29� M
AX•
• EXISTING CHANNEL
\m •'�' ' •°' • `' " _ ����? 2• TO BE PROTECTED IN
LA :� PLACE'
• r.=..\. • �"`„� _ SSS\\\ =tea t r .i . \:\� ..\` \..:' `
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SUBGRADE TO BE MOISTURE CONDITIONED TO A
MINIMUM OF 3% OVER OPTIMUM MOISTURE VALUE AND COMPACTED
TO A MINIMUM RELATIVE DENSITY OF 90%
NOTE
CLASS I TRAIL DESIGN EXCEPTIONS NOTED ON SHEET 39-44.
PEDESTRIAN TRAIL TYPICAL SECTION
NO SCALE
FENCE DESIGN AND
LOCATION BY OTHERS
2
BEN
•• rs
G
A......
{
INSTALL ROYAL BRC-20Yz
COMMERCIAL FENCE PERj,t
DETAIL 106 SHEET 86
OR APPROVED EQUAL _
CONCRETE SWALE
4 CLASS II
VARIES AGGREGATE BASE � CONCRETE POST
,� � A .•
w1.5 2.0 1.5 �. FOOTING PER
MANUFACTURES
$a r .� RECOMMENDATION
EXTENDED LENGTH MAY BE "; _ �'
REQUIRED DUE TO SITE OR jr POST
SEISMIC CONDITIONS �°� .� "` ! EMBEDMENT
LENGTH
FENCE POST COLUMN TUBE TO
RIGHT OF WAY _ �,.`•.`r.m= r 2,.. ;. ;\ -�: Aa �, . o
_ a BE INSTALLED AT TIME OF CIO
W
• 5 MIN » ENGINEERED FILL + ' WALL CONSTRUCTION CL
14 #4 REBAR 12 (PER GEOTECHNICAL x
r �.. r • W
20' 0 O.C.E.W (TYP-) ENGINEERS rs • ., ,
RECOMMENDATIONS
22' 18 10 22 "' • • .
WELL -GRADED GRANULAR WALL EUROPA ALLAN BLOCK UNIT 1
ROCK 0.25 IN TO 1.5 IN
RETAINED FILL LESS THAN 10% FINESS&A`
or-& r
22 I I 22' 22'a\gr�
5 TOE OF WALL
GEOGRID REINFORCEMENT TYPE AND ��� :
i
22 LENGTH VARIES PER WALL DESIGN f�
GEOGRID LENGTH
4' HEEL DRAIN �: r ',,'�� �:, . �� �::.� � � $:�� }$ .: I:pa ..� � �,_ ".�� �_�� ;�,I �,�,.�"��=2•..
PIPE VENTED TO DAYLIGHT r.. F$. _."�.•.
EASEMENT NOTE: �a i \� _ »
e TOE DRAIN I F \ �F Fr=� "`r 6 (MIN)
ALL SHARED DRIVEWAYS TO DAYLIGHTU.J I
22' 18' 10, 22' TO INCLUDE ESMT(S) FOR
RECIPROCAL ACCESS AND
UTILITIES PER THE FINAL
TRACT MAP
22' 10' 22'
TYPICAL SHARED
DRIVEWAY
NO SCALE
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LEGEND
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WATERLINE MIAN
STORMDRAIN MAIN
SEWER MAIN
RECLAIMED WATER MAIN
DRY UTILITY LINE
GAS LINE
LANDSCAPE IRRIGATION LINE
BIORETENTION AREA
NOTE:
A BLANKET UTILITY EASEMENT IS
CREATED FOR THE AREA OCCUPIED BY
THE FIVE HOUSING AUTHORITY LOTS,
EXCEPT FOR WHERE BUILDINGS EXIST.
ALL SEWER LATERALS AND DRY UTILITIES
SHALL BE INSTALLED BELOW THE
BIORETENTION AREAS.
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DATE:
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CITY SPECIFICATION NO.
H / V SCALE RATIO
1" = 40'
SHEET NO.
8 of 91
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-- STREET LIGHT
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STREET LIGHT NUMBER
NOTES:
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ACTUAL UTILITY LOCATIONS. REFER TO PG&E PLANS
FOR ADDITIONAL UTILITY INFORMATION.
2.) STREET LIGHT CONNECTIONS AND INSTALLATION
PER CITY OF SAN LUIS OBISPO STANDARD 7520.
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APPROVED BY:
DATE:
11 /30/2015
CITY SPECIFICATION NO.
H / V SCALE RATIO
1"=80' / NA
SHEET NO.
9 of 91