HomeMy WebLinkAboutHome Depot Site PlansIt is the responsibility of the contractor to verify actual earthwork quantities for LEGEND
bidding purposes. CCE does riot expressly or by implication extend any warranty for
earthwork quantities.
GRADIN D R A I N A E P L A N 21. All pumping soils shall be removed and replaced directed by the Engineer
regardless of compaction test results. S SEWER LINE
22. Material to be used as backfill or embankment shall
ll be approved by the Soils
Engineer and be free of objectionable material such as trees, stumps, roots, logs, or
otherwise deleterious material. W WATER LINE
FOR HOM E D E P T Sp Soils tests shall be done in accordance with the County Standards ans
Specifications, sections 11-351.1403 and 11.351.1404. All tests must be made within 15 G GAS MAIN
days prior to placing material. The test results shall clearly indicate the location and
source of material. P POWER
COUNTY OFSAN LUIS O B IS P O T TELEPHONE
TAT E F A L I F R N I A TV CABLE T.V.
-+-+-+- UTILITY TRENCH
STREET LAMP
�' m I � ❑ = ❑ Ili r ilt______"�' _
yi FIRE HYDRANT
m I
GATE VALVE
MANHOLE
- - - --0 CLEANOUT
AIR QUALITY ELECTRIC SERVICE
1. During project construction, the Contractor shall implement the
0,41Ar c=,�� �r, � _ �},;�r�, ., TELEPHONE SERVICE
following Best Available Control Technology (CBACT) for diesel fueled
New R.O.W. I _ tl, _ _ construction equipment, where feasible: CABLE T.V. SERVICE
r ' "" E I j a. Install high pressure injectors.
C-s `TI b. Use formulated diesel fuel. TRANSFORMER
c. Use caterpillar pre -chambered diesel engines (or equivalent)
together with proper maintenance and operations to reduce
Im I 0/1 L%! -r ; emissions of oxides of Nitrogen (Nox). GAS SERVICE
�= I O d. Electrify equipment where possible.
- NO CALE I i e. Maintain equipment in tune per manufacturers specifications, �� STREET MONUMENT
except as otherwise required herein. STREET TREE
f. Install post -combustion oxidation catalysts or dual particulate
i q = sMT I aoFresM� ens�N trap/oxidation catalysts on the one piece of off -road
a II I ins \ construction equipment expected to produce the greatest THRUST BLOCK
emissions (typically the largest - such as scapers and
excavators). 3 PLUG
g. Use Compressed Natural Gas (CNG) or propane on -site mobile
equipment instead of diesel powered equipment, TEE
G 1 � If 2. Prior to commencement of construction, the Contractor shall
/ No Wi notify the Air Pollution Control District, by letter, of the status- CROSS
of the noted air -quality mitigation measures and shall clearly
1 \ state why any measures not taken are infeasible. BLOWOFF
_ �J f� 3. During construction/ground disturbing activities, the Contractor
S OSOS VALLEY An I �� shall implement the following particulate (dust) control measures. 1 REDUCER
In addition, the Contractor 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 BENCH MARK
shall include holiday and weekend periods when work may not be
\PROJEC - _ in progress. The name and telephone number of such persons
shall be provided to the APCD prior to commencement of
hI \ construction. CITY OF SAN LUIS OBISPO BENCH MARK
I a. Reduce amount of disturbed area where possible. 9-38. LEAD & TACK 56.6' RIGHT OF
j VICINITY MAP b. Use water trucks or sprinkler systems in sufficient quantities LOS OSOS VALLEY ROAD STATION
No SCALE ry oL�A to prevent airborne dust from leaving the site. Increased
IN
w -- 124+53.7 IN CURB RETURN
,� s.F_ . ,® _ watering frequency will be required whenever wind speeds
THE SO00 S.P r" - exceed 15 mph. Reclaimed (non -potable) water should be ELEVATION 114.14 (CITY DATUM)
® used whenever possible.
Pro erty L c. All dirt stock pile areas should be sprayed daily as needed. _
d. Permanent dust control measures identified in the approved INDEX r
BUIL
project revegetation and landscape plans shall be implemented'
j m m P as possible following completion of a y soil disturbing
as soon o 'nn 'n
City imits activities.
e. Exposed ground areas that are planned to be reworked at
dates greater than one month after initial grading should be SHEET 1 Title Sheet
- - sown with a fast germinating native grass seed and watered SHEET 2 Grading Plan - Northerly Portion
j until vegetation is established. Typical Sections
f. All disturbed soil areas not subject to revegetation must be SHEET 3 Grading Plan - Southerly Portion
stabilized using approved chemical soil binders, jute netting,
JJ or other methods approved in advance by APCD. SHEET 4 Grading Plan - Easterly Portion
g. All roadways, driveways, sidewalks, etc. to be paved should be SHEET 5 Drainage Details
completed as soon as possible. In addition, building pads SHEET 6 Drainage Details
' i �� should be laid as soon as possible after grading unless SHEET 7 Utility Plan
h. Vehicle speed for all construction vehicles shall not exceed SHEET 8 Wetlands Detail
15 mph on any unpaved surface at the construction site.
i i. All trucks hauling dirt, sand, soil, or other loose materials
/ o - are to be covered or should maintain at least two feet of A.P.N. - 067-241-019
freeboard (minimum vertical distance between top of load
� �` NOWN/P �� and top of trailer) in accordance with California Vehicle Code Legal Description: Parcel 2 of COAL 97-182, as recorded
� Section 23114.
in Certificate of Co
mpliance liance Doc. 2000-012068 in t '
P #
he office of
j. Install wheel washers where vehicles enter and exit unpaved the recorder of the County of San Luis Obispo, equipment l i or wash off trucks and a leaving State of
u
GENERAL CONSTRUCTION NOTES. applicable sections of the Uniform Building Code (section 108), the San Underground Service Alert (USA) at (800) 642-2444 for location of roads onto streets, q p g California.
Luis Obispo County Standards, and the referenced soils reports. power, gas, oil, telephone, water, sewer, and other underground the site.
I. ScoQe of Work - Complete rough grading up to construction 10. The contractor shall be responsible for all items shown on all facilities. The contractor will also be responsible for notifying the k. Sweep streets at the end of each day if visible soil is carried
subgrade. Install storm drain facilities. Final grades and structural sheets of the plans. respective utility company for the location of existing underground onto adjacent paved roads. Water sweepers and recalimed
section for parking lot to be approved with building plans. 11. No construction shall be started without plans approved by the facilities prior to the commencement of work. water should be used where feasible. 2. No existing structures are to be demolished. County Building Department. The County shall be notified at least 24 16. Any deviation from these plans without prior approval from the HOME DEPOT
3. A pre -construction meeting is required prior to commencement of hours prior to commencing construction. Any construction done Design Engineer shall be at the contractor's own risk and expense.
work. Call 781-5602 . without approved plans or prior notification to the Count will be 17. No grading shall occur within 2 feet of the property lines except as
( ) PP P P � y g g P P y P ARCHAEOLOGICAL
4. All grading related construction shall conform to applicable portions rejected and will be done at the contractors and/or owners risk and necessary to improve existing conditions.
expense. 18. A registered Civil Engingeer must certify that the improvements
of the Uniform Building Code (including sections 3309, 3317, & 3318) 12. The County Inspector, acting on behalf of the County Building Dept. when completed, are in accordance with the approved plans. Prior to to In the event archaeological resources are unearthed or discovered CENTRAL COAST ENGINEERING
and applicable portions of the San Luis Obispo County Code. may require revisions to the plans to solve unforseen problems that request for final inspection, as -built plans are to be prepared after during any construction activities, the following standards apply: 396 Buckley Road, San Luis Obispo, CA 93401 (805) 544-3278
5. All work shall conform to the Soils Report prepared by Earth may arise in the field. All revisions shall be subject to the approval of construction is complete. The Civil Engineer certifying the improvements 1. Construction activities shall cease, and the Environmental
Systems - NGS 10709-01 dated October 17, 1997, and all updates or the developer's engineer. and preparing the as -built plans shall be present when the final Coordinator and Planning Department shall be notified so that the OFF -SITE IMPROVEMENTS
revisions thereto. 13. The contractor shall follow all applicable industrial safety inspection is made. extent and location of discovered materials may be recorded by a
6. All unsuitable materials shall be disposed of. regulations. The County of San Luis Obispo and its officials, the 19. The owner shall contract for erosion control planting for all fresh qualified archaeologist, and the disposition of artifacts may be
7. No grading shall be done without an approved County Grading Engineer, and the owner shall not be responsible for enforcing safety cut and fill slopes and on all disturbed surfaces other than paved or Title Sheet
Permit. regulations. gravel surfaces. Permanent vegetation shall be established prior to final accomplished in accordance with state and federal law.
8. PAD CERTIFICATION - See referenced Soils Report, above. Soils 14. All utilities shown are accurate to the extent of available records inspection. 2. In the event archaeological resources are found to include DESIGNER: DRAWN DATE: REVISED: REVISED: JOB ..
and knowledge. The contractor has the total responsibility to verify the 20. Earthwork: human remains, or in any other case where human remains are E 2211
is in substantial conformance with the approved plan. p
Engineer or Civil Engineer shall determine that the grading performed - JM JM 5-15-00
location and elevations of existing underground utilities and to notify Cut: 40,000 CY Max. cut depth = 9 discovered during Construction, the County Coronor is to be Ro;sBtn
the respective utility companies when working in their proximity. Fill: 40,000 CY Max. fill depth = 4 notified in addition to the Planning Department and Enviro �cF
9. OBSERVATION & TESTING - Observation and testing shall conform to 15. It shall be the responsibility of the contractor to contact Cut and fill quantities are to be used for determining permit fees only. �,~ v 7!- q g P y Coordinator so that proper disposition may be accomplishe 011
m BEN I. MADDALENA R.C.E. 12545 8
N6. 11 r, 12515
?\ �'IVtV
P/L
1
0
' SLOCo A-1 � SLOCo A-1 Qr ti
SLOCo A-1 A SLOCo A-1 SLOCo C-1 Curb &Gutter SLOCo B-5 119 v
Curb & Gutter Curb & Gut er Curb & Gut er Curb only Sidewalk
14',,Type "B" As halt Concrete 4" Type "B" Asphalt Concrete
P 15"Class 2 Aggregate Base
15Class 2 Aggregate Base
Traffic Index - 7.0 Traffic Index - 7.0
R-Value - 4.0 R-Value - 4.0
TYPICAL SECTION A -A TYPICAL SECTION B-B
Westerly Drive Middle Drive
NO SCALE
------------ -- --- --- ------ -.
- ----- ----------------
--------------------
- - - - - - - - - - - - - - - _
--------- ------ -------------- - - - - - - - - - - - - - — - -
--------------- ------ ------------------- ---- - - - - _
-------------- -
---- -------------
----------- ---
-------
-------------- o
-- - ------ ---- -- -,
� II
I
131
P/L R/W R/W _ 80,
30' 30' g 4 0.50' 15' 15' 6' 3.5' R.O.W.
60'
2% 2 2:1 or 2% 2% ► 2% 2:1 or
Flatter ` \R Flatter
I �� 124.5 129
�*20' Utility Ease
—
4 2I1"HDPE
g ® 0.50%
EET 6
General Plan
Land Use
Boundary Line
Right -of -Way
cc
0
cu
40 FT ES 'T
ral
I pl
Ih 80 T E
I 'al
IE.
w R = 20.00' R = 20.00' v `
0 D = 90.00'00" L 9000000"
L = 31.42'
Uty Easement
I nir 111v _ ���RR mr 124.34
CL
ti
all (4) 2,
long ® 0.5
SHEET 6
RR20.00'
D r 90.00'00"
L --�-,31.42'
Construct Wheels
\ ` Ramp per S1oCo
OVEMENTS�`;
Home Depot
Development
Boundary Line
r,O�
� �r'1�$ Dg�O �v
Install 4 24"HDPE
50' long ® 0.50%
SEE SHEET 6
,0
.30 TC
40'
R.O.W.
397.5' 40'
R.O.W.
»� a
SECTION D-D
NO SCALE
30'
U
2:1 or 1i f'-°I 2:1 or
Flatter Flatter
SLOCo C-1� SLOCo A-1
Curb only Curb & Gut er
Z4" Type "B" Asphalt Concrete
15' Class 2 Aggregate Base
Traffic Index - 7.0
R-Value - 4.0
TYPICAL SECTION C-C
Easterly Drive
NO SCALE
Bottom
� o
173
o ro
—
L Depth
SEE PLANS FOR
TYPICAL
SWALE
D
LOS OSOS VALLEY ROAD
No SCALE
SCALE LOCATION
BOTTOM
-- -
-.—
West
Edge Leach Field
2'
\
Along
Westerly Property Line
10'
Along
Los Osos Valley Road
10'
From
Leach Field to Project Outflow
6'
From
Project to Basin
16'
Basin
Outlet
2'
40 FT ESM'T
LO
I LO
I w�
I 00
I �
C I o C
O�
I
\ 115.80 ]
1 .50 TC
i m o0
\ I P.,
C
R J100;000:0D-00.
/ L=31.42' —I o `c
121.70 TC ��� .
I
SEE SHEET 4
MINIMUM
SLOPE
DEPTH
1.5'
2:1
1.5'
2:1
2.0'
2:1
1.5'
2:1
1.5'
2:1
1.0'
10:1
fix,
Ito MOMMM
0 25 50 100
1 40
Arb-f�U/]I� T PLANS
Een Tfe. _calcna. RICE 12545 Date
ADDITIONAL INFORMATION
See Sheets 5 & 6 for Drainage Information
HOME DEPOT
CENTRAL COAST ENGINEERING
396 Buckley Road, San Luis Obispo, CA 93401 (605) 544-3278
aQaoFEss�o�q OFF -SITE IMPROVEMENTS
Go GradingPlan - Norther) Portion
NO, R.E. 125A5 DESIGNER: DRAWN BY: DATE: 1 REVISED: REVISED: JOB NO.:
v�
JM JM 5-15-00 E 2211
sr ci
AlOF CALIF�P�' 1 O J����10 1 Z N I l0 2 OF
BE L. MADD NA R.C.E. 12545MADD NA R.C.E. 12545 8
REVISED 10/23/00 JM
SECTION A -A
NO SCALE
ti��o tiry�o
124
SECTION B-B
NO SCALE
ti�`ry �pti
2,r rf•1
135
SECTION D-D
NO SCALE
127
SECTION C-C
NO SCALE
147
r�•;L
141,
SECTION `E � E
NO SCALE
r", 3 1
Bottom
0
0
Depth
TYPICAL SWALE
NO SCALE
SWALE LOCATION BOTTOM MINIMUM SLOPE
DEPTH
West Edge Leach Field 2' 1.5, 2A
Along Westerly Property Line 10' 1.5, 2:1
Along Los Oscs Valley Road 10' 2.0, 2:1
From Leach Field to Project Outflow 6' 1.5' 2:1 QpOF€ssr�
From Project to Basin 16' 1.5' 2:1 %ppD \ �FG`
Basin Outlet 2' 1.0' 10:1
NOTE: Where channel slope exceeds 1% and surface is not rock, line
channel bottom and sides to 2' depth with North American Green
#C125 or equal. p sT�TE OF CAL F��a`p
AS -BUILT PLANS
9-Q-- /,-- - W,:-; cPiz. z-� -03
Ben L. Maddalena RCE 12545 Date
24" HDPE
6.5"
U
;o
i
v o0
..
0
CD
ow
way
115.00
U
120.50
N
,ri
U
�
U
N
00
U
d C
a
LL
a.
0.
o'"�e
V
o ��o
n
m
a4
ao. a
I
n
iCID
7 each -
1/4"
x 1' 0" x
4' 3"
2 each -
1/4"
x 1' 0" x
4' 8"
1 each -
le
x 1' 3" x
8"
Diamond
Plate
attached
both sides
See Attachment Detail
N
—
00 z'
36"
HDPE
\
14 m / Outlet
U
oq1-1
7.dgl
\
G" r. =°41
o �d
o
m
�wa����
-115.00
114.33
" 1' 10.5" 4.
10.00'
SECTION A -A
120.50
8 x 18.75 Channel
Iron 3' 8" long
or equivalent with
no more than
2.7" width
2' 8" 4' 0"
go
116.10
116.00 115.00
SECTION B-B
(CONCRETE - Class B PCC
STEEL - No. 4 12" o.c. both ways
minimum 1 1/2 from outside wall face
WALLS - 6" minimum thickness
SLOCo C-6 Grate
for SLOCc
120.00 TC
119.50 THE
119.33 F/I
EXTERNAL PLAN
4' 5.5"
4' 0"
115.00
SECTION C-C
w
i x a
I p 0 I
I I
Fossil Filter
Rail and Cartridge
4' 0" long
Minimum 4 each
1" Drain Holes with
4 c.f. of 3/4" Float
Rock wrapped in
filter fabric
Fossil Filter
Rail and Cartridge
4' 0" long
116.00
1/4" Diamond
Plate
W
2" x 1 1/2"
Angle Iron
ATTACHMENT DETAIL
No Scale
A-------
� I
I
L----------
3' 0"
r--B
I
I
I
I
I
I
I
L__B
__C
I
I
I
I A
I I
I I
--------L----- —J
I
-C I i
INTERNAL PLAN
JUNCTION BOX
DROP INLET
OIL SEPARATOR
DETAIL 1 /2/14
I" = 2'
HOME DEPOT
CENTRAL COAST ENGINEERING
396 Buckley Road, San Luis Obispo, CA 93401 (805) 544-3278
OFF -SITE IMPROVEMENTS
Drainage Details
�y 9
NO. N.e.12546 DESIGNER: DRAWN BY: DATE: REVISED: REVISED: JOB ..
JM JM 5-15-00 E 2211
OF
y..00
A
I I
I I
I I
Q
Q
Q
A
CQ
PLAN — HEADWALLS A —East, B, & C
SECTION — HEADWALLS A —East, B, & C
SECTION HEADWALLS AlA & A1B
A1B
lz"
F
:...:..:
6"to 12'
.,
24"HDPE
Pi a
m�2
II
inal Backfill
iitial Backfill
aunch
_ 8"Class I Bedding
`0 1 4" to 1-1/2" Max.
Place Material Loose
Compacted To 90%
PIPE BEDDING DETAIL
PLAN HEADWALLS A1A & A1B
W
I
I W
I
I W
I
I W
x
l
l x
I
I xCQ
I
I x
HEADWALL
H
L
A
B
TOP
FLOWLINE
FOOTING
AIA
6.00'
16.00'
---
---
123.80
----
118.00
A113
6.00'
24.00'
12.33'
---
124.00
116.50
116.00
A — East
5.50'
32.00'
10.50'
10.50'
123.00
118.00
117.50
B — West
5.50'
32.00'
10.50'
10.50'
121.60
116.60
116.10
B — East
4.50'
28.00'
8.50'
8.50'
120.30
116.30
115.80
C — West
4.50'
32.00'
10.5C
10.50'
118.30
114.30
113.80
C — East
5.00'
28.00'
1 8.50'
8.50'
118.50
1 114.00
113.50
NOTE: The Headwalls shown hereon are based upon
Cal —Trans Pipe Headwalls noted in the July, 1992
Cal —Trans Standard Plans as Detail D89. All
concrete, steel, and miscellaneous details are
per the referenced Standard. In case of conflicts
between the referenced Detail and the Plan shown
hereon, the Plan shown hereon shall control.
DETAILS A, B, & C
1" = 2'
WALL AND FOOTING SECTIONS
HOME DEPOT
CENTRAL COAST ENGINEERING
396 Buckley Road, San Luis Obispo, CA 93401 (805) 544-3278
QUO QpOFESSIOp,��F OFF -SITE IMPROVEMENTS
OAD
D 2c
Q N 0. R.E. 12545 Drainage Details
DESIGNER: DRAWN BY: DATE: REVISED: REVISED: JOB ..
sT clvl` P JM JM 5-12-00 E 2211
�qTf OF CAl\FO�N
!o ?h 00 6 F�
HEN L. MADDALENA R.C.E. 12545 8
REVISED 10/24/00 JM
ci
— U — U — U — U — u —
36" Min.
10" CL 150 PVC Combined wire
WATER MAIN and gas
SECTION A —A
NO SCALE
I IE
30 5
II _ f-
36" Min. 1 48"
--6�1�6'' Min.
10" CL 150 PVC
WATER MAIN
8" PVCP
SEWER MAIN
SECTION B—B
NO SCALE
II
II
I
II
II ,
N
u—u�
u—u—u—u—u—u—u—uu—u—u—u—u
II
0
Tom, f2-�-
6�ef
Utili ✓ —
y/nt� �
P Y I m '
REMOVE CAP AND INSTALL 10"
II GATE VALVE AND TIE TO 10"
�I PVCP INSTALLED WITH LOVR
IMPROVEMENTS
JI 2.50'
x
COMBINED WIRE UTILITES
—
oco
I AND GAS TRENCH
�
1
1
z
E-
II
60 FT ESM'T
0
40-FT- ESM'T
i
i,
Cut existing roadway to provide vertical li II
surfaces and square corners. Cut edges will
be straight and neat in appearance. i i I Utility Easement
Final
Grade
95% Relative Compaction
5'
90% Relative Compaction
85% Relative
Compaction
6"
Select Material
p
8 m1n.
in.
8"min.
a
8 max.
— B m —
—
90% Rela
ve
ompaction
6"Below
Fl, or 3"
below outside DIA.
of bell when excavated
in rocky material
Greatest O.D. dimension
at pipe joints
NOTE: A MINIMUM OF 85% RELATIVE COMPACTION PERMITTED
IN NON —ROADWAY TRENCH WHEN NO STRUCTURES TO BE BUILT
OVER TRENCH. IF STRUCTURES ARE TO BE BUILT OVER TRENCH,
USE RELATIVE COMPACTIONS SHOWN ON TRENCH SECTION ABOVE.
BACKIFILL REQUIREMENTS
FOR WATER AND SEWER LINES
I
u �U_U—U—U —U �u
REMOVE CAP AND INSTALL 10"
GATE VALVE AND TIE TO 10"
UNDERGROUND WIRE UTILITIES PVCP INSTALLED WITH LOVR
INSTALLED WITH LOVR IMPROVEMENTS
IMPROVEMENTS
HOME DEPOT ON —SITE
SEE PLANS PREPARED BY EDA
40 FT ESM'T
u I�
c
I 4'
L
B,
'� \\ NO. N& 12541 )
OF
E
u—u—u—u—u
REMOVE CAP & TIE
TO 8"PVCP INSTALLED
WITH LOVR IMPROVEMENTS
1 25 50 100
1
STORM DRAIN &
DRAINAGE STRUCTURE
SEE SHEETS 4 & 5
All water line improvements
shall conform to applicable
County Engineering Standards
All Fire Hydrants shall conform
to the latest version of SLOCo
Standard Drawing W-1
All other utility installations
shall conform to applicable
SLOCo Engineering Standards,
PUC requirements, manufacturer's
recommendations, or good
construction practice
AS -BUILT PL t :,,J i S
z. Wocvc�a�
Ben L. Maddalena RCE 12546 ,ate
�I
HOME DEPOT
CENTRAL COAST ENGINEERING
396 Buckley Road, San Luis Obispo, CA 93401 (805) 544-3278
OFF -SITE IMPROVEMENTS
Utility Plan
DESIGNER:
DRAWN BY:
DATE:
REVISED:
REVISED:
JOB NO.:
JM
im
00
E 2211
Q5-15�—
/� _
BEN L. MADDALENA R.C.E. 12545
8
Wetlands Mitigation and Monitoring Plan
1. Project Location and Description:
A. The proposed Froom Ranch Shopping Center Development is located 0.25 miles west of Highway 101 along Los
Osos Valley Road. It is located on the Froom Ranch adjecent to the City of San Luis Obispo corporate boundary in
T31S, R12E MtD, BLPM. The site sits on about 23 acres of ranch land bounded to the SW by the Irish Hills. The
j
soils on the site have been mapped as Cropley Clay and the Salinas Silty Clay Loam. See Exhibits 1 and 2 for
location of soils. The main difference between the two soils is the depth of hte surface layer. The Cropley soil has
a 36 inch surface depth of clay material. The Salinas soil has a somewhat thinner surface layer with a silty clay
loam texture.
B. The proposal includes grading of pads and drainage features for the 23 acre site described and analyzed in the
- -
Madonna Final SEIR prepared by the County of San Luis Obispo (ED97-544). That document identified 5.5 acres of
wetland impact area. Final conditions of approval for the project require the impact area be mitigated at a 1:1
ratio at both on and off -site areas. The scope of this proposal addresses the construction and monitoring of these
seasonal wetland sites as required by the County Development Plan Permit #D9701431).
C. This mitigation and monitoring plan has been completed by studying the soils on site, incorporation of
onformation form the Final SEIR as well as UASCE (U.S. Army Corp of Engineers) guidelines for wetlands
establishment and monitoring. Both on -site and off -site areas have been identified to meet the mitigation
requirement. The off -site mitigation area is located 0.25 miles north of Los Osos Valley Road on Foothill Blvd.
(Boysen Ranch Property), and the other in the swales of the perimeter of the 23 acre development plan site.
2. Froom Ranch Wetland Detention Basin Design:
At the Froom Ranch site a bifuracted detention basin 400 feet in langth and 80 feet wide with outside berms and
a center ridge extending 250 feet into the basin provides optimum conditions for establishing a new seasonal
\
wetland on this site. The berms for the basin edges and center ridge will be contoured to the landscape as shown
\
on the Landscaping Exhibit (Sheet 8), of the site plan. This pond like design will serve to accomplish these
outcomes:
a. quickly establish a new seasonal wetland.
\\
b. maximize the removal of nutrients and sediments in the runoff water by soil and vegetation filtration.
c. provide good habitat for on -site wetland and riparian species.
3. The swales will be installed on a no greater than two percent grade to allow runoff water to slowly infiltrate
into the soil as well as gently transfer through the vegetated swale without causing erosion in the event of a 35
year storm. The swales will be kept clean of trash. See site plan for a cross section of the swales.
4. Wetland Detention Basin and Swale Revegetation:
Seeding of the basin and swales will be accomplished by using on site plant materials and seed found in the
topsoil from the development plan site. The seeding material will be gathered and stockpiled as part of preparation
of the site for grading through scraping the top three inches of soil. Planting on non -indigenous species on the
site will not be undertaken. Water from the parking lot and building roof will first move through a filter Swale and
emerge into the new 0.87 acre basin. It will slowly flow through the bifurcated basin over a one percent grade for
a length of 600 feet to an exit. Excess water leaving the eastern edge of hte basin will reenter a Swale along the
southern edge of the existing ranch road into a ditch carrying flow south along Los Osos Valley Road to San Luis
Creek. Once the filtration basin has been established, it will remain in a natural state and will not be modified by
construction equipment, off -road vehicles, fire or in any other way that impedes its function and development.
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5. Monitoring and Evaluation of Results: i �� �y� a]� EQ�Ale(A/
An environmental monitor will periodically be on site during the construction phase of the swales and seasonal
o
wetland sites. The monitor will work jointly with the construction crews, and the County Environmental
Coordinators Office to verify the seasonal wetlands mitigation criteria have been met as designed. The monitor will
inspect for protective construction fencing, seed source stockpiling and distribution, and for Swale and detention
basin installation. Baseline species diitribution data will be collected from the existing wetland and will be used to
evaluate the plant succession progress in the created seasonal wetlands over a period of 36 months. At the end of
36 months a final evaluation of hte created seasonal wetlands by a certified botanist will be completed to
determine if any corrective actions are needed. The monitors function is to ensure compliance with the goals,
I
objectives, and standards in this mitigation plan.
The monitor will photo document and make reports to the County Environmental Coordinator, and others as
needed during the construction phase and will have authority to stop work and initiate appropriate action in the
event of non-compliance with the seasonal wetlands mitigation plans.
6. Visual Screening of Froom Ranch Structures:
The ranch buildings located at the southern corner of the shopping center structure are to be screened from view
using California sycamore trees (Platanus racemosa). The area between the corner of the shopping center and the
ranch buildings will be planted with 16 trees on 25 foot centers contoured along the bank in front of hte ranch
buildings. During summer the trees need to be watered by a drip system until they develop well enough to survive.
7. Boysen Ranch Seasonal Wetlands:
The Boysen Ranch wetalnds site is located on Foothill Blvd. about 1/4 mile east of Los Osos Valley Road. The soil
in the area have been mapped as the Cropley clay by the NRCS. The Cropley soil has a 36 inch thick expansive
clay layer lying over a calcereous silty clay loam layer >60 inches deep. The soil has formed from alluvium. An
existing seasonal wetland is present on the site. The present seasonal wetland at the Boysen site is to be enlarged
from about 0.9 acres to 4.7 acres for a total of 5.5 acres when added to the 0.8 acres created at the Froom site.
A monitor will be on -site during the construction phase to assure comlpiance with the seasonal wetlands
expansion. The monitor will photo document and make reports to the County Environmental Coordinator, and
others as needed during the construction phase and will have authority to stop work and and will have authority
to stop work and initiate appropriate action in the event of non-compliance with the seasonal wetlands mitigation
plans.
Once enlarged the area will be allowed to naturally reseed itself without the introduction of outside seed or plant
sources. Progress in plant succession and seasonal wetlands development will be annually documented by a monitor
with the assistance of a certified botanist over a period of 36 months. The goal is to have rgw area in 90%
adjacent wetland plant cover at the end of 36 months. Plant dominance determination at the site will be based
upon the USACE methodology for jurisdictional wetlands.
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HOME DEPOT
CENTRAL COAST ENGINEERING
396 Buckley Road, San Luis Obispo, CA 93401 (805) 5," 3278
OFF -SITE IMPROVEMENTS
,''�'' Landscaping Plan
DESIGNER: DRAWN BY: DATE: REVISED: REVISED: JOB
�'����il ✓ / �✓ / J� A.E. 12545/ .:
dM 5-15-00 E 2211
l I I TF OF CAUFOP S F 8
, BEN L. MADDALENA R.C.E. 12545