HomeMy WebLinkAboutFroom Ranch VTM EIR #2 Final DraftC
0
P
No
OWNER
JOHN MADONNA CONSTRUCTION CO., INC.
P.O. BOX 5310
SAN LUIS OBISPO, CA 93401
REPRESENTATIVE
RRM DESIGN GROUP
3765 S. HIGUERA STREET
SAN LUIS OBISPO, CA 93401
(805) 543-1794
PROJECT STATISTICS
DESCRIPTION ZONING LOTS INCL AREA
FROOM RANCH
6-16
--
RESIDENTIAL
(R-3-SP)
9,12
8.2
ac
MULTI-FAM
(R-4-SP)
6,7
2.9
ac
COMM
(CR-SP)
13,15
4.9
ac
PARK
(P-F-SP)
10
3.8
ac
VILLAGIO
1-5
--
RESIDENTIAL
(R-3-SP)
2,3
36.9
ac
OPEN SPACE
(OS-SP)
1
46.3
ac
ROADS
4, 8, 14, 16
5.0
ac
TRACT AREA 109.7 ac
SHEET INDEX
Cl ..............TITLE SHEET
C2..............EXISTING CONDITIONS MAP
C3..............VESTING TENTATIVE MAP (FROOM)
C4..............VESTING TENTATIVE MAP (VILLAGIO)
C5..............UTILITY PLAN (FROOM)
C6..............UTILITY PLAN (LOWER VILLAGIO)
C7..............GRADING & DRAINAGE PLAN (FROOM)
C8..............GRADING & DRAINAGE PLAN (LOWER VILLAGIO)
C9..............GRADING & DRAINAGE PLAN (SD EASEMENT AND BASIN)
CIO ............ STORMWATER MANAGEMENT PLAN
C 1 1............STORMWATER MANAGEMENT PLAN
HORIZONTAL & VERTICAL CONTROL
THE BASIS OF BEARING FOR THIS MAP BEING BETWEEN
FOUND MONUMENTS #81 12 AND #81 13 OF THE CITY OF
SAN LUIS OBISPO 2007 HORIZONTAL CONTROL NETWORK
TOPOGRAPHY
AERIAL TOPOGRAPHY PROVIDED BY M.B.S.
UTILITIES
ELECTRIC .............. PACIFIC GAS & ELECTRIC
TELEPHONE.......... AT&T
CABLE .................. CHARTER COMMUNICATIONS
GAS ...................... SOUTHERN CALIFORNIA GAS COMPANY
SEWER .................. CITY OF SAN LUIS OBISPO
WATER .................. CITY OF SAN LUIS OBISPO
RECYCLED............ CITY OF SAN LUIS OBISPO
Vesting Tentative Tract Map No. 3106
IN THE CITY OF SAN LUIS OBISPO, CALIFORNIA
BEING A SUBDIVISION OF LOTS 68 AND 69 OF OF THE RANCHO
CANADA DE LOS OSOS AND LA LAGUNA AS SHOWN ON THE MAP
RECORDED IN BOOK A OF MAPS, PAGE 83 AND 84.
TO LOS ANGELES
VICINITY MAP
TITLE SHEET
APRIL 1, 2020
NOT TO SCALE
R/W R/W
1 114' 1
6 8' 6' 2' 12' 112'1 10' 1 12' 112' 2' 6' 12' 8' 6
SIDEWALK PARKWAY BIKE MERGING LANE LANE MEDIAN LEFT TURN THROUGH LANE BIKE RIGHT TURN PARKWAY SIDEWALK
29' ±
PROPOSED RW DEDICATION
65' 6' 2'
SIDEWALK PKWY BIKE LANE
2% 2%
SECTION A -A
PUBLIC STREET 'A'
44'
J
SIDEWALK
J
PARKWAY
IL
TRAVEL LANE
IL
TRAVEL LANE
J J
PARKWAY SIDEWALK
2%
2%
SECTION B-B AND C-C
PRIVATE STREET 'B' AND PUBLIC STREET 'Cl
VEGETATED
ROAD -SIDE SWALE
2' 12' 12' 2'
TRAVEL LANE TRAVEL LANE
VEGETATED
ROAD -SIDE SWALE
SECTION D-D, E-E, & F-F
PRIVATE LOCAL ROAD ''D", "E", & "F"
86' ±
EXISTING ROW
I V
I V.J
I V.J
0
I
BUS TURNOUT
TRAVEL LANE
TRAVEL LANE
RAISED
MEDIAN
TURNING LANE
TRAVEL LANE
TRAVEL LANE
BIKE
LOS OSOS VALLEY ROAD - BUS TURNOUT
2' 10' 6'
TURNING SIDEWALK
1 19' ± 86' ±
PROPOSED RW DEDICATION I EXISTING ROW
6' 5' 6' 2' 10.5 10.5 VARIES 12' 12' 5' 2' 10' 6'
SIDEWALK PKWY BIKE LANE TRAVEL LANE TRAVEL LANE RAISED TRAVEL LANE TRAVEL LANE BIKE TURNING SIDEWALK
MEDIAN
17
PROPOSED WIDENING
EXISTING ROAD
LOS OSOS VALLEY ROAD
FROOM RANCH C 1
VESTING TENTATIVE MAP
NOTES
0
3
0
00
MW '
O
\ ) \ \ 0 EXISTING OFFER OF
\\� \ /
\ / / DEDICATION TO REMAIN
P
o
o
BU L'DOVE INGSXISTING
J 1 ABANDON EXISTING
DRAINAGE EASEMENT �, EXISTING FENCE AND
ACCESS ROAD TO BE ol
PROTECT EXISTING CELL \ l —�
REMOVED or
TOWER_ RELOCATE EXISTING ( °. \
\ lo,
BUILDINGS SEE SHEET C7 \ \ \ \ \
/ \ ELECTRICAL AND \
\ \\/ 1 \ \� \ \\ \ COMMUNICATION \
\\ \ \ EASEMENT TO REMAIN \
�\ / \\ EXISTING 100—YR\� \� `- y��)
\ FEMA FLOOD PLAIN
\ \ \ \ \ \ \\ ` %' \\ — J�� \ \ \ / / \\ \ BOUNDARY, ZONE A
NX
' PROTECT EXISTIRE ( \� ABANDON EXISTING \
REMOVE EXISTING STORM ` DRAINAGE EASEMENT
ABANDON EXISTING INGRESS / \ 1
\ I AND EGRESS EASEMENT /� \ ` e o DRAIN —SEE SHEET C7 FOR \ y
/' REVISED OUTLET \ / A N
067-241--030
PTN. LOY 68 EXISTING RIGHT
REMOVE EXISTING \ �� \ ` OF WAY
_ w._ — �\ / A MAPS 83
�_ FENCING _ � �� \ � ���
/ / / —� S ABANDON EXISTING
DRAINAGE EASEMENT
EXISTING 100—YR RELOCATE EXISTING \ � \ 1
/ BUILDINGS — SEE SHEET C7 \ \ RELOCATE EXISTING
FEMA FLOOD PLAIN �J BOUNDARY, ZONE A BASIN —� \ 1 \�\ \1
— AN UNPLOTTABLE EASEMENT TO - ` \ \ \ /00
AN UNPLOTTABLE EASEMENT TO _ �_ J PG&E EXISTS PER DOCUMENT \ \ �\ \\ \ I \ I
�� #2002-100585 & 2002-103795 FOR
PG&E EXISTS PER DOCUMENT z j \
� _ / ACCESS TO POWER LINES
#2002-100585 & 2002-103795 FOR � � � —_ V \/
ACCESS TO POWER LINES // �� ` \\ \\�\\ \\ \ 1 EXISTING PROPERTY
—�\ LINEzz—
\ J I
EXISTING PG&E
ACCESS ROAD 1 l 1 I
EXISTING PROPERTY I \ y I
LINE / I
REMOVE EXISTING /
CONCRETE WEIR
EXISTING FROOM /
CREEK FLOWLINE /
REMOVE EXISTING FENCING f
r-f / / / / / �)�11 / RELOCATE EXISTING /
%-- \ \ \` I I I I I 11 11 �_ �✓ // I �i S / l 1 I �I BASIN /
��<
PROTECT EXISTING
I I I I I I I / �I / ( ` \ \\ \ \I\ I ( 24" RCP STORM \
IIIII I I I \/ J I I \\\\ \\ J I DRAIN INLET
IIII I l/// I I I I I )� _ / I ` FEMA FLOOD 100—YR \ \ \ 1 I
I BOUNDARY, ZONE A \ (�
PROTECT EXISTING
WETLAND
_
\ \EXISTING
\ ABANDON EXISTING AGRICULTURAL PRO12ERCP STORM
\ \\ \\\ \\ \ 11 PRESERVATION EASEMENT —TO BE
REDEFINED
DRAIN INLET
\ // � �/ �� 1111 I I I II III I III I I I I I/► / I \\ '\\ \ I I I I I I( EXISTING 100—YR
A A
06724 N� I I 1 FEMA FLOOD PLAIN
\ BOUNDARY, ZONE
_ _ Ill 1 �
I
PTN. L�T 69 i
A MAPS 3
III II IIIII �r•���/�// / l 11��� \�\ �// 0��
111111 I IIIIIII ��
IIII IIIIIII IIIII I II I
-' c
OTEI
r
I - \
\�\I II II II IIIIJII I 11 \ \ _ /��� / l
l/
//
rF
n000
a101
10
o
B VA
(`Fh1Tl
\ Y
0
IPELINE EASEMENT TO \
REMAIN
o�
CAP EXISTING 36'
CMP STORM
DRAIN INLET
Z- O�00UNTAIbJBR°O 1C
CHVR
APN 007 241- /ice / / // l / J l (/ l l l I -
\\
\\\1\III 11 IIII \I o a°
�)�lll►,III►IIIII i,IIIIis��-� 1�\I�I�I1 I �..��,�,��/� > > ,,111I I \I.iw _ �
ROSE
GARDEN
otJ1-
PROTECT EXISTING (2) 4' x 4
CONCRETE BOX CULVERT
Q
�rrffl� �
i
EXISTING CONDITIONS
§11
EASEMENTS AND ADJACENT PROPERTY INFORMATION ARE DRAWN
FROM AVAILABLE PUBLIC RECORD
EASEMENTS NOT PLOTTABLE FROM RECORD
EASEMENT FOR POLE LINE BOOK 73 DEEDS PAGE 471
EASEMENT FOR ROAD AND INCIDENTAL PURPOSES BOOK 548
PAGE 431 O.R.
EASEMENT FOR ELECTRICAL FACILITIES BOOK 1204 PAGE 266
O.R.
EASEMENT FOR AVIGATION DOC. NO. 2000.062151 O.R.
LEGEND
Z _-
EXISTING PROPERTY LINE
EXISTING EASEMENT
EXISTING CONTOUR (5' INTERVAL)
EXISTING TREES/BRUSH
EXISTING POWER POLE
EXISTING FENCE
EXISTING ROAD
EXISTING FLOWLINE
0 75 150 300
SCALE: 1 " = 150'
FROOM RANCH
C2
A P R I L 1, 2020
VESTING TENTATIVE MAP
LEGEND
PROPOSED EVA EASEMENT
LOT 10
�I 3.83 ACRES
N I PROPOSED PUBLIC PARKA
cn
�0I
135FUEL MODIFICATION ZONE
NN83°8';'5°216'E
816')p„ N 9°4'193.0,�,11, 199.67'
N$1°25'27"E
298.39' N 61'05'
ABANDON INGRESS AND
EGRESS EASEMENT
/
PARCEL LINE DATA
SEGMENT
LENGTH
DIRECTION
L1
68.32
N290 33' 53"W
L2
60.52
N60 22' 59"E
L3
22.68
N31 ° 00' 54"W
L4
176.45
N77° 02' 07"E
L5
258.37
N 1 1 ° 09' 36"E
L6
144.23
N670 50' 55"E
L7
109.39
N670 50' 55"E
/5i' �a
�b,pNj 5
�O
LOT 15 \\\ \l� ��Oj
/ 3.82 ACRES \ \ \\
/\
C�,��,� I I I I I
4 LOT 16 RY FO �lla
=ES 3.53 ACRES
LOT 6 \
SEE SHEET C4 FOR ENLARGEMENT 2.31 ACRES \
-A
SU T HLOT 7
0.62 ACRES 0=N57°17'46"E
LOT 8 &01 20=19.88'0.14ACRES o' ,�b2yAg3° /
I5.10 ACRES °29 / N28 55 23"W
I Nb Zppj / � 15.17' \
R VALLEY
"w \\� \ CENTER .
3 W - - T 3
N56°3438'3 ` U 5.11OACRES w r'�,rn
I o �\
5 A=30° 17'54 1 j w
5.03' R=422.00'
N61°05'45"W L-N8605632T L=223.16' 35' CREEKSETBACK
72.85' 85.56' I EASEMENT
FUEL MODIFICATION ZONE °., N /,N�°�
PARCEL CURVE DATA
SEGMENT
LENGTH
RADIUS
DELTA
Cl
163.13
260.00
35056'52"
C2
21.94
40.00
31 °25'33"
C3
39.39
62.00
36024'06"
C4
22.45
40.00
32009'26"
C5
30.67
172.00
10013'00"
C6
66.55
58.00
65°44'32"
C7
9.47
30.00
18°05'26"
LOT 1
46.40 ACRES
PROPOSED OPEN SPACE
4'
�y11 ACRES \
100' FROM BUILDINGS
1 ofb'
b
�O
1
I I
J
U I co N
l U I Sb
6
�
rn
C7� / Icy^ INo
I N J N If Z '
o N
o Wo
Iv v
i PROPOSED CREEK
/ DRAINAGE EASEMENT TO ' \
BE PRIVATELY MAINTAINED
N'
PROPOSED S�ONDARY I 35' CREEK SETBACK / Ln
EASEMENT
ACCESS EASEMENT �q A=7050'32"
g qp • R=600.00' L=82.12'
�
0=6029'42"
/cv R=600.00' L=68.02'
ABANDON EXISTING �, °
STORMWATER AND /_ ° _� �; 0=35 0719"
v R=330.87' L=202.82'
DRAINAGE EASEMENT / / _ w
LOT 2 / o M L
31.62ACRES / �LOT4 / N� T
1.25 ACR �
a
ti
0000,
f�s5 PROPOSED OFFER OF
%6,6" DEDICATION
1 REVISE EXISTING AGRICULTURAL
PRESERVATION EASEMENT- EASEMENT / o
I TO BE REDEFINED PER THIS MAP
I (AREA = 7.0 ac) `V
W /p 1q .�b o
I
�_ cn / b /"��
w D 1q
FUEL MODIFICATION ZONE / /
100' FROM BUILDINGS I /
o
/ ✓ / ���� �?'° N3002237W
159.71' /
N4301T17"E O\
a� 91.34' 7
v a LOT 5 N20053'43"W 50.00'
I
1.49 ACRES I
N28054'32"W
052.99'
i000
03� \
El
REDEFINED OPEN SPACE
/ / °pb o ���^� / AND WETLAND EASEMENT
ry b4' N21°45'02"W (AREA = 7.0 ac)
C \ \VV�N
143.67' /
\ S56°07'53"W M o'b
\ 30.07' R O /E
GA DEN
S53°
52.45' � 1
MARRIOTT HOTEL \ \
/ S38°49'23"E I �
182.35"
N59°37'23"E I \
732.16' N
150' CONTOUR I \
/ \ MOTEL 6
\ \ PROPOSED DRAINAGE EASEMENT
/ \ \ (AREA = 7.5± ac)
MOUNTAINBROOK
CHURCH
I \
I
/ \ /
J
/ 1 I O"
/ Q
� OQ
EXISTING OPEN I /
SPACE EASEMENT I /
- - - - TRACT BOUNDARY
- - PROPOSED RW
- - PROPOSED PROPERTY LINE
PROPOSED EASEMENT
EXISTING EASEMENT (SEE SHEET C2)
EXISTING PROPERTY LINE
NOTES
PUBLIC UTILITY EASEMENT MAY BE ADJUSTED TO ACCOMMODATE
TRANSFORMER AND VAULT LOCATIONS AS NECESSARY
SEE C2 FOR DISPOSITION OF EXISTING STRUCTURES AND EXISTING
EASEMENT INFORMATION
0 75' 150' 300'
SCALE: 1 " = 150'
VESTING TENTATIVE MAP FROOM RANCH C3
"PR",,2°2° VESTING TENTATIVE MAP
'/I, \
Ts � LEGEND
�
TRACT BOUNDARY \ \ \ \
- - PROPOSED RW '-0 0 0No,
°\ \ \
/o/o 0 0�' \ \
- - PROPOSED PROPERTY LINE �
/o 0000 -0 \ \ \ \
PROPOSED EASEMENT , 6a 000°
°o� 60 Q \ J
EXISTING EASEMENT (SEE SHEET C2) \ /� o o cy 9 C\\ \ \ \ \
°�Jo 000000%°/CM
/ ��0� \ \
EXISTING PROPERTY LINE °spa ''0 0 0 o Q o° o° ooe
/
0 0 ��
/ Q o
J''o 0 ° ° Q / / PROPOSED DRAINAGE
0 ° Q °'LOT 15 EASEMENT AND SETBACK ° \ \ \
N32054'14"W 0 ° Q �� / 3.82 ACRES v\°
48.85' liz Q Q °/ °
\� O O / O/ / / A=90 17'52"
oo O 0 o b 0 / / \ / / �0�0 �\ R=19.00' L=29.94'\ / Ile
c"s / / / 0
/0/Q/ 0 '�O ten, \ R=522.00' L=13.1 1'
�00_
0 ``90 \ till° // / ,� LOT 16
A=43°31'53" N33°20'33"yy /O O� 0 QO °/ / / �s°o. _eff ES ACRES \
R=17.69' L=13.44' 16.03' / O Q/ O / / 0.1®�� \ N69°05'31' E
S59 59'31 "E b� d _ ° 59 37" d ° / ° / \ \ / 50.99' / / \
o 55 1 ° / 0 0 / \ \ N57°101.56'
87.99' �o100Q R--63.99' L=43' Q Q / / / ��0 / 03l'I� Ik1. 101.56' \
N81 °37'31 "W \ J' 5 _ ° 'O / / \
220.71' \ �� �� D'30 9
\ �b� O O \
,U -0-- Q O� 6 C��o 0 O� LOT 13 07z '� �_ 28 00 \ \
U �o O Cr- - O O
� d 00 O 0 - O / / 1.11 ACRES
7 \ O \ / D,2 , �� -
2567 N82 23'50'E PROPOSED DRAINAGE n 0 �- �- O 0 �O \ \ \
207. W ° EASEMENT AND SETBACKY Q iQ
108.69' `�
O a ° ° Q Q� /'° / ° O/ / / / / / G1 \ �� �,��06' �- ° aq„ o 4,20
G, w \ � Q / O /� O nyQ _ 6 03, 2•�3 R=222. t /
rn �Q �O �� U`a 4=62°l8'42' / 0 6 Y / \ \
h a R,65.50' L=71'2 , O°�� / / \ / / / - - D'6 O,_ �,�6 / ��� \ \ \ \ \ \
p=30°46'14" �b
0 _ a ° Q 0 � / / A=45°40'29" R=83.00' L=44.57'
R=33.00' L=26.31' /
L \ _ / / V p=47°0208 PROPOSED b' P.U.E. \ \
o10�O0 g9. ° Q 0 �Q �° O'
/ A=5°36'12" R=50.00' L=41.05' /
0 �0 �0 Q 0- o/' / / ,� \ R=83.00' L=8.12' LOT 6 \ \ \ \
N45010'10"E Q
13.57' � Q O\ �- � -� / / / / � v° 2.31 ACRES /\ \
LOT 1 1 Q Q O 0 0-- / LOT 12 �9 r'� \ A=32°07'17" PROPOSED PUBLIC
0.08 ACRES A=4°16'56" \ - Q 0 _ / / / O \ / RIGHT-OF-WAY OFFER OF \
3.09 ACRES 9 O, R=83.00' L=46.53' \ \ \ \
� R=116.00' L=8.67' � � � / / / / � \ b DEDICATION
t' \
oo:10 yNE 4 / / \ / COM ! \ PROPOSED CREEK / O \ \
0 o Ile�6L�OOb EASEMENT AND SETBACK / 0 °
0 \ / �"O� \
N45 10'10"E °
° p=22 01'37" / \ �a o o \ 9 4614'07"E / Q
/ 36.43' R=102.00' L=39.21' / / / / 4.62' / r'�� o-- o-- Q \ \
N164246W 2 / Q O O O 0 \
/ \ p=5°43'37" ,o��'O�. D p=14°05'10" \ / �r's"cs / ° !moo w
R=136.85' L=13.68' / CONSTRUCTION EASEMENT PROPOSED PUBLIC b q9 / •O s� / \ \
O / FOR PARKING DRIVE AISLE / / RIGHT-OF-WAY / �O' o5q,2q`E 9--5o.00' L=34 42 R=100.00' L=24.58' \ ���G O, \
p=83°37'14" DEDICATION / / 1J7� $0 001 \ �'6,=40°39'21"
LOT 10 R=5.00' L=7.30' / / /� 60 N30°4TS5"W L=197.14' I 1 \
3.83 ACRES / o �6p y o D=14o23.263�a °q5 Z� R=83.00' L=16.17' 19.35' / R' / \ N7 °06"32"'W
^� c) d 0 R=1 10.69' L=51.16' / 453 00 �' N7067 16 A=30°14'55" �i5 p / / i 157.60,
PROPOSED PUBLIC PARK O= p. \ �= / \ 0
4 '� \ p=1 1 °4T 12" / / / \ R=83.00' L=43.82' ?
N `\\3O / PROPOSED 6' P.U.E. �� - \ p=3°50'O1" 00°� / Off"
S \ R=112.00' L=23.04' LOT 7
w \1VE90 p=U° 41210� a0 / \ R=70.99' L=4.75' 1�,�': 0.62 ACRES / bl°��pb ROP(JSCREEK \ /
N QD \ / 3 / EASEMENT
Ng2°26' 45°E
O0 �_ / / b Q EAS \
.o m Sg991E""w � R=497• / \ \ cr, / p=88o � - p=44°30'4D"" Ln � 308.55'
R=65.00' L=50. \ N44050'02"W \ R83" (03
54.62' N62°11'lO'E \ / 1 I ® I 376
\ ��0 �ce
50,
NE9°49 Z p=16-051'03" N82°26'45"E °
S75g582 �/\� 58E„� R=478.00' L=140.58' 30B.55' 5\1 1124.04' S/ . \ / �°�� , \
LOT 8
\ - =27043'59"
N34°55'31 "W \ 0.14 ES
55.83' V R=522.Ofl' L=252.66' /
PROPOSED PG&E LOT 9 \ tk o n,�3� �G /� , / 35' CREEK SETBACK
\ I l
r 1 I I ACCESS EASEMENT 5.10 ACRES / \\ / EASEMENT
\J V \
2
cp\
I , p=5°21'39"
/ R=478.00' L=44.72'
35N29033'53"W FUEL MODIFICATION ZONE \ / 38.07'
Savo77
/'
- _ 3� \ /
to Li
��II�
/ / /® i / ' I♦ I I I I I I �- I I -� �` i /, \ \ $ / R=378.00' L=25.61 '
N83018'S7"W
� / I N7q°4216 E 193.04'
/ I N75016' 0�y 199.67' \ \ 'I •
8b,=30/1qq B�977j, R=378.Oj -/
/
N56038'38"E
N86°5632E - 43.73' /
NBlo2rj'27 149.47' � U
N61 °05'45"W /
75.03" / A=30017'54" \
/ R=422.00'
L=223.16' ���••///
N86 56'32"E
N61°05'45"W / \ 85.56' J
72.85" /
S
FUEL MODIFICATION ZONE
100' FROM BUILDINGS \
Z�
� NOTES ��
\ w�
o
0
LOTS 16 IS PROPOSED FOR PUBLIC ROADWAY & PUBLIC SEWER,
a WATER, STORM DRAIN, DRAINAGE &UTILITIES.
LOTS 8 & 14 ARE PROPOSED FOR PRIVATE SEWER, WATER, STORM
DRAIN, DRAINAGE & UTILITIES WITH PUBLIC ACCESS.
00
PUBLIC UTILITY EASEMENT MAY BE ADJUSTED TO ACCOMMODATE
TRANSFORMER AND VAULT LOCATIONS AS NECESSARY
SEE C2 FOR DISPOSITION OF EXISTING STRUCTURES AND EXISTING
EASEMENT INFORMATION
0 25' 50' 150'
SCALE: 1" = 50'
VESTING TENTATIVE MAP FROOM RANCH
- APR', 2020 VESTING TENTATIVE MAP
C�
c
0
00
a
a
00
LEGEND
TRACT BOUNDARY
�_220 PROPOSED CONTOUR (5' INTERVAL)
_22o_ - EXISTING CONTOUR (5' INTERVAL)
w PROPOSED 8" PVC WATER
SS PROPOSED 8" PVC SEWER
SD PROPOSED 24" HDPE STORM DRAIN
Rw PROPOSED 4" HDPE RECYCLED WATER
F& PROPOSED FIRE HYDRANT
000 EXISTING TREES/SCRUB
,V�
PROPOSED TRAIL
o0O//��
000/O////
° /
\ \SSMi
\ ` \ �- n'
tia _ �" Q Q a 8" INV(SE)=121.16
\ \
O O O O R)
0 0 3p /o � 8" PV 1 _ 0%
PROPOSED o� O _ - Q Q Q� Q
RELOCATED OR -
I RECONSTRUCTED j Q o Q °/
HISTORIC BUILDINGS 3� o o Q %Q o / SSMH-
\Q �Q �Q �Qo / RIM=128.48
8" INV(Ni 19.74
(
1� 8" INV(NW)=119.94
I \ � 8"INV(SE)=119.94
,s 8" PVC 11 20.2'S=-2.90%
REMOVE OR RELOCATE /
\ \ \ EXISTING HISTORIC
SSMH BUILDING (TYP) "o / / 8" PVC 11 77.6'S=-2.90%
—
\ \ 1156.92
\ 1 8" INV(i 46.52
/ PR SEDCO RELOCATED /
HISTORIC BUIRD NTED
^ PUBLIC STREET C /
09-6
/
PRIVATE STREET B /
/
I S Rw
" PVC L=237.0' S=0.50%�
RIM=145.51
/ R 8" INV(E)=137.51
8" INV(W)=137.61 RW p
-
/ 1136.63
8"INV(i28.59 \ \
Rw �` 8" INV(W)=128.69 \
8" PVC 1142.5' S=-2.90%
0 8" PVC L=235.2' S= 1.99%
b �i W
SSMH
/ J 1125.77
8" INV(NW)=121.14
01
to
10
10 pa
i - -7
NOTES
SEE C2 FOR DISPOSITION OF EXISTING STRUCTURES AND EXISTING
EASEMENT INFORMATION
SEE C8 FOR STORM DRAIN INFORMATION
EXISTING UTILITY INFORMATION DRAWN FROM AVAILABLE PUBLIC
RECORD AND SURFACE INVESTIGATION
UTILITY PLAN
�s
♦ s�
o \ \\ s
\°� 0o \ ��
\\�D Uo
`e 0
/ °
O�\ \ SSMH \ \
ox° \ \ 116.18\
Q o 8"INV(SW)=112.49� �\
\Q \ CONNECT TO EX r \
SEE SHEET C10/C11 FOR Q�
STORMWATER \No \ \
INFORMATION \^
,N0 \ \
8" PVC L=84.1' S=-0.50% $QJ
G
8" PVC L=53.7' S=-0.50W
PVC L=74.6' S=-0.50%
-w /
SSMH
1124.65
8" INV(Ni 17.61
PUBLIC STREET A 8" INV(SW)=117.71
�8" PVC 1164.8' S=-0.50% \
SEE SHEET C1O/C 1 1 FOR \
STORMWATER / \
INFORMATION "o o ° \
PROPOSED STREET LIGHT /Q QQ Q>0 Q o Q
�Oo /o�o°o°�o/ / \
`�s O 0 o 0 2- ! 2 < \ \ \
— 11`20 I \
CREEK BOTTOM AND
LOW -FLOW MEANDERING I \
CHANNEL - SEE SHEET 115 \
C10/11 FOR DETAILS
PRIVATE STREET B
go
ob
S
S
0 25' 50' 100'
SCALE: 1" = 50'
FROOM RANCH
C5
A P R I L 1, 2020
VESTING TENTATIVE MAP
c
0
00
3
E
0
00
\ 8" INV(S)=12486
8" PVC L=34.1�S=-0.50%
�o O �\ 8" PVC L=25.4' S=-
�O .
� C y � oO V
0 0 �\
O o
o
�0 �0or,\off(.
LEGEND
TRACT BOUNDARY
PROPOSED CONTOUR (5' INTERVAL)
220 EXISTING CONTOUR (5' INTERVAL)
w PROPOSED 8" PVC WATER
SS PROPOSED 8" PVC SEWER
SDPROPOSED 24" HDPE STORM DRAIN
Rw PROPOSED 4" HDPE RECYCLED WATER
PROPOSED FIRE HYDRANT
EXISTING TREES/SCRUB
PROPOSED TRAIL
\w
EMERGENCY VEHICLE TURNOUT
CS)
UTILITY PLAN
A P R I L 1, 2020
�i
/ SS
PROPOSED 4" /
RECYCLED WATER
METER AND DOUBLE
CHECK ASSEMBLY
SSMH
RIM=1 13.94
8" INV(SW)=107.41
0 25' 50' 100'
SCALE: 1" = 50'
FROOM RANCH
VESTING TENTATIVE MAP
C6
LEGEND
I
TRACT BOUNDARY
— — PROPOSED LOT LINE
PROPOSED CONTOUR (5' INTERVAL)
220 EXISTING CONTOUR (5' INTERVAL)
PROPOSED RETAINING WALL
SD PROPOSED STORM DRAIN
000 EXISTING TREES
001 1 ` PROPOSED TRAIL
PROPOSED STORMWATER
TREATMENT AREA
SEE SHEET Cl 1
EXISTING NORTHBOUND
0 C o � / J� \ �\\� , \ � \ �\ \\ STRIPING TO REMAIN
o 0 p \o \, \ ��
O 0. o g ' /
t �_v ° o06
o 0-d
\ o 0 � / SEE Cl 1 FOR BASIN DETAIL o 10
0000,
INTERCEPT AND OUTLET / v` \ l\ �\
EXISTING STORM DRAIN TO
/ \ / Q o O �b PROPOSED DETENTION BASIN
/ o PROPOSED SO
UTHBOUND
/'/ �\ / / RESTRIPING \�o
/ o
\O \ \ \
' INTERCEPT AND OUTLET
/ / EXISTING STORM DRAIN TO
PROPOSED DETENTION BASIN
10010
PRIVATE STREET B
_ SEE Cl 1 FOR DRAINAGE
SECTION ���o°
\ �_ o/ 120 / \
00000,
170
/I-000,/
-170
�z RECONSTRUCTED HISTORIC
BUILDING (ROUND -NOSED
BARN)Iro
��P: RE -IMAGINED HISTORIC l V's \ \ \ Qo
/� i ��\\\\\\ BUILDING (CREAMERY) �% so _ o — Z/W�Opp�.. \
PROTECT EXISTING �� \ \ \ _ 140
CELL TOWER
REMOVE OR
RELOCATED HISTORIC LOCATE EXISTING 's / 30
BUILDING (HOUSE) HISTORIC BUILDING \ \- `// /
100,
s°� 1 .� UBLIC STREET C /lool
III///l J� \�\\`� \ \s �/
_ III �I �� \ X i
\� II Ill II I` 1�111 — 1 lool
//
Coy//l� l/ / / ► / , _ , - �— \� ��1 \ �'
STREET C
IjI I / Ij / 11 wo
111 l 1 /ll l
iz
1 l II IIto 00`�-� ' �/ \ \ _ \ �� — ���- \ ` ,� PROPOSED 100-YR FEMA .0000
\\ \ 1 I I FLOOD PLAIN BOUNDARY �
� � =--_
mA
4000,
PROPOSED 6' TRAIL / �\ w -�� �� \\ -� \ L WON
/) �h/ EXISTING FROOM CREEK
FLOWLINE
-155
NOTES EARTHWORK SUMMARY
SEE SHEET CIO/Cl 1 FOR CREEK SECTIONS AND DETAILS. RAW CUT: +222,000 cu yd
RAW FILL:-317,000 cu yd
SEE SHEET C2 FOR DISPOSITION OF EXISTING SITE FEATURES. SUBTOTAL-95,000 cu yd <FILL>
SELECT IMPORT +50,000 cu yd
TOTAL-45,000 cu yd <FI LL>
l x
_ BUS TURNOUT 101 \ \ \ \
PUBLIC STREET A
SEE Cl 1 FOR BASIN DETAIL \ \ \
O c\ \
/o \
\ 00000 / �0/0 Como-0 O \ ��
1000op '- 0000, /
\ PRIVATE STREET B / �\
G
S
S
QUANTITY ESTIMATES ON THESE PLANS ARE TO BE USED FOR PERMIT
PURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO
VERIFY ACTUAL QUANTITIES FOR THE PURPOSE OF CONSTRUCTION.
THE RAW EARTHWORK QUANTITIES SHOWN HEREON REPRESENT THE
ESTIMATED VOLUMETRIC DIFFERENCE BETWEEN THE PROPOSED ROUGH
GRADE AND THE LIMITED TOPOGRAPHIC EXISTING GRADES. THESE
ESTIMATES DO NOT MAKE CONSIDERATIONS FOR LOSSES OR BULKING
DUE TO: SHRINKAGE, SOIL AMENDMENTS, STABILIZATION, CONSTRUCTION
TECHNIQUE, FOOTING & TRENCHING SPOILS, ETC. THESE, IN ADDITION TO
ACTUAL FIELD CONDITIONS AND THE FINAL RECOMMENDATIONS OF THE 0 25' 50' 100,
SOILS ENGINEER MAY SIGNIFICANTLY EFFECT THE FINAL IMPORT/EXPORT
QUANTITIES.
SCALE: 1" = 50'
GRADING PLAN
FROOM RANCH
C7
A P R I L 1, 2020
VESTING TENTATIVE MAP
c
0
ao
0
0
04
0
�_ -155_—
II\\\x\\� \ — \\_ _,,� /xb//j
\\ \\\\ \ \✓//� _`\\\ \\ \\\\ \ / Jj f / �i / / ��/ /
150
ir
\ \\IIII Z\\�v��=740—_ —----_---�-- ,� / I
125
ADD oor"JAOe
50-7
40
EXISTING FLOWLINE AND
CREEK BED 35 ' --
\� 20
\ \\ ` O 0.4% 2.9�1° 135 1135 Q
\� \moo° °J° __—_= -===_ _ — — ------
\ �� \ ` PRIVATE ROAD-D /
-\ - - - f — ~
720
\\\ \ U ^. �// / / r- -\\ \_ / / �\
\ _ SILTATION BASIN/P N6 WATE \ r EXISTING FLOWLINE AND CREEK BED / \�./ is j/\\ \ / �/ Q PRIVATE ROAD E
QUALIT���tv}EI}TAREA \ / / (RELOCATED)eI
__ f
120� \ \ \ . / /
\ \ // / / / \ \
\ HIGH NATURAL BOTTOM // \ 1 \ �� \ \ \\ / I
CONSPAN ARCH -CULVERT
%/ CROSSING y000,
\ ` \ ANTICIPATED
SUBSURFACE 1 o
_�—•�� \ PARKING 1
115
PRIVAT
/ PROPOSED CREEK
RESTORATION PRIVATE ROAD F
TREATED
iR FUTURE
/ PROPOSED 100-YR FEMA \ \ o
FLOOD PLAIN BOUNDARY \ \
\
\ 00000, -� \ ` � ANTICIPATED / � /� / \� \ �/20
/ SUBSURFACE/
-J � / A \ ` ` PARKING
/ / SILTATION BASIN AND WATER
00000,
� / ( QUALITY TREATMENT AREA \\ /
\ / PRIVATE D \ \
MEANDING LOW -FLOW CHANNEL � ` � � / \ l\� � \ \ \
/ AND LOCAL PONDING
o \ \ °ol\ -&a o o o 0`0
(�,p 0 0__G 0 0�� cl
0-0\000000f5,Nb-
�00a000 0`r�x I I \\
�.7% PRIVATE ROAD F
o�.00 Q 00\ \ —
\� �Q 0 /
PROPOSED 100-YR FEMA
FLOOD PLAIN BOUNDARY
ANTICIPATED
SUBS RFACE \ s ^ \\\\
�• PARKING
-------------------
LEGEND \ �� \\
\ \ ` PROPOSED 30' WIDE x T 0 /
TRACT BOUNDARY ♦ — —
\ HIGH NATURAL BOTTOM
�\ \ \ ENERGY DISSIPATOR AND TREATED \ �� ��— CONSPAN ARCH -CULVERT /
\ ` STORMWATER OUTLET (FOR FUTURE CROSSING
DEVELOPMENT USE) ` \� \\\ \� —f /��\�\ • \ \ ' /� / �
— — PROPOSED LOT LINE \ ` \\
PROPOSED CONTOUR (5' INTERVAL)0.11
-220_ EXISTING CONTOUR (5' INTERVAL) \ \ \ o /
cj
PROPOSED RETAINING WALL\\� — j
MEANDING LOW -FLOW CHANNEL AND _ 100, \
SDPROPOSED STORM DRAIN / C \\\ \ LOCAL PONDING \ /
_ / �i
\ \\ \ \ 1 10 -` \ / 24' WIDE EMERGENCY /
0
0 EXISTING TREES \ \ VEHICLE ACCESS ROAD
PROPOSED TRAIL
\ \ \\ \ \ EXISTING EDGE OF
PAVEMENT /
PROPOSED STORMWATER
TREATMENT AREA / V / TO REMAIN
\ \ EXISTING STRIPING
\ �� PROPOSED ULTIMATE
// � /� STRIPING -SEE Cl FOR
SEE SHEET Cl 1 \ ��
\ I //01
TYPICAL LANE
CONFIGURATION
PROPOSED
Z \ \\ ` _ RAISE MEDIAN
/low\ /
/ \\
AN 0 25' 50' 100'
EXISTING STRIP �
\ / / TO REM,9INJ
j / /� ® SCALE: 1" = 50'
GRADING PLAN
FROOM RANCH
C8
APRIL 1, 2020
VESTING TENTATIVE MAP
1
/ / �'li' II► \ \� ` ` \ \ \ \ _ z� \ �\ \, \ \ �\ \ 1 " " \I� ► 1` \1 I I' ''► I" 1' 1 1 11 II V
1\ IIIII I II 1 I OWLINE AND
\IEXISTING FL
1111111 II II CREEK BED
°
-
/� / //�00 o _
---_----�t
RKXo�1
/�
�.�__�_
ANIIVI�111�—�-
PROPOSED TRA
BOUNDARYCT
\•\\/
o °�
�j �o
o \
SILTATION BASIN AND WATER
\
\14; \ QUALITY TREAT T AREA
\
\\\� .��i�//// // //ice/�///i���// ��//�ii � �♦ � / �` III`\ �
\�\� \�� \ \\\�_�\ — \\\\\\\ \\\\\\\\\\�\��/�////j///////jj/////�/�// jell
/ /�,�/i/%/� �-- ♦ / ��
EXISTING OPEN SPACE � \ _l
EASEMENT LINE //� / /
1000
MIX 1000
00000
0000
Gomm
woolm
0000,
♦ / / / / / PROPOSED CREEK
RESTORATION `
00,00
00,11,
0000
EXISTING PROPERTY LINE \
PROPOSED 100 YR FEMA \
-� \ \ \' \ � ^� -' j �_ % // %/ FLOOD PLAIN BOUNDARY \ /
EXISTING FLOWLINE _ �� \ / /// �/ \
\�\\\ \\\\�\ 1 \\\\\ �' \ \ �� \ \ \ �—'_ / //// //✓�� �° l / FLOWLINE
EXISTING CREEK
\\\\\\\\\\\\\\ \ \ \ \ \ \\ EXISTING OPEN SPACE \ \ \ \ _/ / / /�� / �♦ O S�-O '� ° 9S / / \ 1 1 / \\ / \ EASEMENT LINE
/ / / ��1^\�I IllII1�11I11\1�1\I1I\I1I1IISIII/lr I1 r II / II I—III� I\1�III rIeI\I\\\\\\\\J\\ \ \� \\\�\\C \\ \ \\\\\\ �\\\I/ f 1Jfi.� \-"�` / �� / / / ��/� o / ° /� ♦°��°°�o° /0 OOOO 0v0o If 000
rU— °OOOO
DRAINAGE EASEMENT O O\OO(AREA-7.10 aa) o� \ 00o °OOOOOO
IDo000n��0000°o III
°°°° DRAINAGE EASEMENT
0 (AREA a00000\0000000 0ao0�0Oo�OOOG �\ Lv
OOOOQOo��-'
0 000000OOOOO(j�c000/600 00000: 0000
0o000\000�
° °o0000000000soo�Ooo�o�o 00000 00000�00o II�II I
I III
O��-O-G--Oro-oOOOO�oo-e'�O��0000o OoOoo\000
0000000o00000000000000000�000oO 0o0o000`Qc/ /
00000000000000000000000000000000000/
oo0O�0000�
00000o0OOO-9-o-0oO�000OO000C)/
\ \ \
\
I
I
\
\
\
\
\
oOOO�o°`� 000000
°00000s0o-oe-00000000000�-O-�o-o0000000O00000000000)(D0-0-
�-g-O�00000000000000000000000000 000��-OOOOOOOOOOC
/ \ o 0000000000000Oo\°0�0\00000a000000000000�000000000� // \
O O�OoO000O�40000OOoo�
�0000000000�0 000 0 0000
oo000a000oe-c000000 O0o �O\OOO-e'oo�oo OO000QC000o
\ C 0-Oo00000000000 000000- 0 ✓ -- //�/ \
oo�-� 0000000000-0 OO000�c� o
\ � �0000000000000 0 000000 o`�b0000000
°00000 ��C�-G--0-0-Q�0000000 _000`90 OOOOOOOO�OC
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0� 7 �fl -O 0 0 0 0 0 0 �� 8- �-�-0 O O/
\ \ ° oo�o-00000��0000�o-�00000000 o0a0000000 �s�000000
\ \\\ \\\ ° ° ° ° ° °� � fl ° ° ° ° ° ° ° ° ° PROPOSED RETENTION BASIN G / PROPOSED 100 YR FEMA \ /
(VOLUME = 22.7±ac-ft) 1 0 0 0 0 0 0 O O O O O 0 0 0°°°° FLOOD PLAIN BOUNDARY
000000000000000 - - o00000000000b000000pl, /
00000000000000 ID0\0000000 00000000000 000000;
\\ \\ o OOOO000000000 000Q-000000O �-
\ \ o� o0000000000000000000��, / I
\ \ \ 00000000�00000 00000 OOOOOOOO 00000` mll
000�0 000000000c�00000
QQ 8-000000OOOO�OOOoo o /
\� \� \ 00 OOOIOOOC�O GGOGOOGOGOOC3-O 0 OOOGOO GGOGC-
\0\\\0\\ 00�0�00�o00 00000�00,0�0o00,y00am000o0O0OOO�°OOOOOGO�GGOGG
00000000000000
0000000000000000O�00000�oo
00o10a000oZ9.0o�
0000000000°°o
o000000000000oaoa0°00
OO N0
i�
0000000c0000000
00000000("
0,?s, 00000
000000 000000
APPROXIMATE o0 O00O000
RIGHT OF WAY O / / / /1 II1 I IIII III�III1I IIIIIII I
I
\
OO
O O WATER WELL / /
ACCESS ROAD
LEGEND—
/li
TRACT BOUNDARY
PROPOSED LOT LINE
PROPOSED CONTOUR (5' INTERVAL) _ _ _ _ _ _ / / / _ rj
-�20_ EXISTING CONTOUR 5' INTERVAL
PROPOSED RETAINING WALL
SD PROPOSED STORM DRAIN
00 EXISTING TREES
PROPOSED TRAIL
PROPOSED STORMWATER
TREATMENT AREA
SEE SHEET Cl 1
STORM DRAINAGE EASEMENT
A P R I L 1, 2020
AN0 25' 50' 100'
'WA10' SCALE: 1" = 50'
FROOM RANCH
VESTING TENTATIVE MAP
C9
a
I
\uv
III
Ally �
TREATED RMWATER ' �,w\�\Py
OUTLET (FOR FUTURE �Vv
EVELOPMENT USE) /
0°06Q P
l
WATER QUALITY -�
TREATME T AREA
745 \ °99 �k -� 720 \ \
moo° 1_ 720
141
170
1�L \
/ \\ ,
0
O \lr'os ° \ TREATED STORMWATER '
�\ OUTLET (FOR FUTURE
140
DEVELOPMENT USE)
\ \ \\ \ \ \ �\ L -_ _ / O
VIO
MEANDERING
�Z_ / w_ — _ LOW -FLOW CHANNEL low
155 /Sp bh 4p cr �_ — f-
r� 1 L \ � AND LOCAL PONDING
LOO
01
IQ
cn CD
IL
—_ ___,
�\ \ \\ I I I 1 ` / �✓ _�/ r /� // J WATER QUALITY e
TREATMENT AREA
r rr
/o
�>p>s°\ \\\ \ I 1
°
oo°
o°o
/
s,\ M
9S
°\ I / °�o0
— '\\\ 1 \ \
20S 0 2pp \\ I
Z
\ 1 1 l '
; \ \\11 I M I
\ \ II III JI I I �o �\\\ �_ � � 1\ I ► 1 >,k
>>�)111)I1IIIIIIIII1111 IIII /-^'�
r�� I))J II IIIII Illll I 1 ��� �a'� /l 11
NQo\\\ III I I I
14k
° 11
/ ,° RO E
o ,
ono GA DEN
p N I \ \\ \\ 1 ('Oo ° o TREATED STORMWATER
pO °o � 1 OUTLET (FOR FUTURE
�DEVELOPMENT USE)
\\\ 1 \
/
MARRIOTT HOTEL
22o�\b`�e
1\\\\\ I I )IIIII IIIII I I I I \ 1 \ \ \ \ \ \ \ — /
��\
�� � �j / �j/l /l l l IIII l 11 l / 1 I I \ \ \ III \\ � \ � � ✓ / \
J",
jjj�/�////���� � tio • / / / / / � — % ///� �//// �� �\\ \1\� � MOTEL 6 I /
//,
LO
CENTER
i
i
�n
TREATED STORMWATER
OUTLET (FOR FUTURE
DEVELOPMENT USE)
I�\ oo a°o
�Jl �°oo
ro coc° c°°Oo°
04
o°°-q oq � /
0 -
0 00-E
oll -q 0-0- .4
0
o / g4-0° -0-i
040 ° ° °�0°o°04° ,�q_5o°°
°°��°i� ol
,mo� Cr
,,
o04 o
g- 00 0 g-Ro-g- 00- 0
IXJ °
0.
p�Q��SM°° °
o°� ° oQo�,
STORMWATER BASI
NMOUNTAbBROOK °o�
- °�FOR STORM EVENTo ao �° °CHIJRCH o � -oATTENUATION ��o o
0�° °° h\\°°°°°°
00
\\ \\\ \ \\\\ \ \\\\ C l ( l I II o° ° o° °° pooh°°a�yoo °
o 0 � \
���.1111�1►►►�I1111 �r,llll�� �i � � , � l � l I � .�!�,�,�� r ,J > > � , a I I I I \ ��� � /� �
LEGEND
— — TRACT BOUNDARY
-----220 PROPOSED CONTOUR (5' INTERVAL)
220_ EXISTING CONTOUR (5' INTERVAL)
SD PROPOSED STORM DRAIN
OO°O°O
'°°°°°°°°`-° o°°
PROPOSED STORMWATER
'°°°°°°°°°°°`
0 0 0 0 0<
TREATMENT AREA
�O°O°O0o
v
7 0 0 0 0 0
PROPOSED STORMWATER
0
O O O
O O
TREATMENT AREA
buI = Y/.Ui
FLOWLINE
ELEV = 103.5±
a
SETBACK;
SLOPE 3:1 MAX
40'±
CLC V — I U/ .O FL
VARIES
FROOM CREEK REALIGNMENT
UPSTREAM
CREEK BERM
MEANDERING
LOW -FLOW CHANNEL
ELEV = 109.4 FL
NOTES
SEE SHEET C7/C8/C9 FOR TRACT GRADING AND SPECIFIC STORM
DRAIN INFRASTRUCTURE
OUTLET SECTION Z-Z
NTS
FLOWLINE
ELEV = 103.5±
30'±
Q100 WSE = 105.0±
//A /z
SECTION X-X
NTS
EXISTING WETLAND
SECTION W-W
NTS
G�
EXISTING HOTEL PARKING
FS = 109.3±
Q100 WSE = 108.9±
v
lw
0
)9.6±
109.0±
TING
'ARKING
- ELEV = 1 10.0±
EXISTING
CALLE JOAQUIN
SECTION
0 75' 150' 300'
SCALE: 1 " = 150'
STORMWATER MANAGEMENT PLAN _ FROOM RANCH
"PR'L,,2°2° VESTING TENTATIVE MAP
NOTES
M_ SEE C 10 FOR SECTION LOCATIONS.
c
0
F,
a)
a
0
3
E
0
0
v
ao
0
N
0
N
O
(h
35'
CREEK SETBACK
ELEV = 128.4±
(ELEV = 126.5± TC)
EXISTING HOME DEPOT
REAR DELIVERIES
COBBLE OR SPLASH
BLOCK WHERE STORM
WATER ENTERS
65'
FROOM CREEK REALIGNMENT
ELEV = 113.5 FL
SECTION V-V
NTS
I L V Y Y L I I V L
ELEV = 115.5
SECTION U-U
NTS
MAX 11
FLOWLINE
ELEV = 123.4±
Q100 WSE = 127.4±
SLOPE 3:1
MAX
SECTION T-T
NTS
ELEV = 139.5± TC
5' VEGETATED
SWALE
ELEV = 128.1 ±
CREEK SETBACK
SLOPE 2:1
MAX
5± TC
PROJECT STATISTICS
(A) EXISTING CONDITION
IMPERVIOUS AREA: 0.5± ac
(B) PROPOSED IMPROVEMENTS
PAVING AREA: 7.21 ac
BUILDINGS: 0.00 ac
TOTAL IMPERVIOUS: 7.21 ac
(C) PROPOSED TREATMENT
Z*.0'
WATER QUALITY AREA: 2.09 ac
BIORETENTION AREA: 2.41 ac
REQUIRED STORMWATER MEASURES
TIER 1- RUNOFF REDUCTION
• ROOF DRAIN DISCONNECT
• MINIMIZE IMPERVIOUS AREAS
PROPOSED PARK AND
HISTORIC BUILDING TIER 2 - WATER QUALITY
PARKING • ON -SITE RETENTION -BASED INFILTRATION
OVERFLOW / OUTLET STRUCTURE
4" RISER MINIMUM
3" MULC FLAT BOTTOM
NO SLOPES DEPTH VARIES
24 \
\\\\\\\ �IORETENTION SOIL MIX
RIES, RAVEL STORAGE\\\\/
TYPICAL WATER QUALITY TREATMENT
STORMWATER MANAGEMENT PLAN
NTS
OUTLET TO ADJACENT
CHANNEL
TIER 3 - RETAIN 95TH PERCENTILE STORM EVENT (1.4 INCHES)
• BASINS WILL RETAIN AND INFILTRATE APPROXIMATE VOLUME
12.8± ac-ft
TIER 4 - PEAK MANAGEMENT
• BASINS RESTRICT FLOW SUCH THAT POST -DEVELOPMENT PEAK
FLOWS ARE LESS THAN PRE -DEVELOPMENT PEAK FLOWS FOR
THE 2-, 5-, AND 10-YEAR STORM EVENTS
FROOM RANCH
cl I
A P R I L 1, 2020
VESTING TENTATIVE MAP