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HomeMy Public PortalAboutRES-CC-2014-16CITY OF MOAB RESOLUTION #16-2014 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAN AND PRELIMINARY PLAT FOR THE "ENTRADA AT MOAB" MASTER PLANNED DEVELOPMENT ON PROPERTY LOCATED AT 720 WEST 400 NORTH IN THE C-2 ZONING DISTRICT WHEREAS, Josh Richards, "Applicant", has applied for a Master Planned Development to construct a 45- unit townhome development with a pool and clubhouse on a 4.6-acre piece of property located at 720 North 400 West in the C-2 zoning district; and WHEREAS, the mixed residential/commercial use is allowed in the C-2 under an approved Master Planned Development application as provided in Code Chapter 17.65; and WHEREAS, the Applicant provided the City with the necessary documents, plans and drawings to complete the application for review of the preliminary plan of the proposed Entrada at Moab Master Planned Development ("Development") as required in Code Chapter 17.65; and WHEREAS, the City of Moab Planning Commission ("Commission") reviewed the Development in a duly advertised public hearing to hear testimony and determine compliance with the requirements of MMC Chapter 17.65, Master Planned Developments on March 13, 2014; and WHEREAS, the Commission, having considered Staff recommendations, along with having discussion regarding the pertinent aspects of the Development, adopted Planning Resolution #05-2014 recommending that Council conditionally approve the Master Planned Development; and WHEREAS, on April 8, 2014, the Moab City Council reviewed the preliminary plan and plat for the "Entrada at Moab" Master Planned Development and found that said Development meets or can meet the requirements of Title 17 of the Moab Municipal Code with a condition: 1. Additional landscaping equal to that proposed along the north boundary line of the property and shown on Landscape Plan sheet L101 be installed along the east boundary of the development. NOW, THEREFORE, be it resolved by the Moab City Council, that adoption of Resolution # 16-2014 conditionally approves the submitted preliminary plat and plan of the Development, and directs the applicant to proceed to the Planning and Zoning Commission for the final review of the Entrada at Moab Master Planned Development. PASSED AND APPROVED in open Council by a majority vote of the Governing Body of Moab City Council on April 8, 2014. SIGNED: David L. Sakrison, Mayor ATTEST: Rachel Stenta, Recorder jAagenda draft doouments\04-08-2014\#16-2014 entrada at moab pr ihgenda [ / AGENDA SUMMARY MOAB CITY COUNCIL MEETING April 8, 2014 / Agenda Item #: 6-2 PL-14-023 Title: Review and Approval of Council Resolution #16-2014 Conditionally Approving a Preliminary Plan and Plat for the Entrada at Moab Master Planned Development Located at 720 West 400 North, as Referred to Council by P&Z Staff Presenter(s): Jeff Reinhart, Sommar Johnson Department: Planning and Zoning Applicant: Josh Richards Background/Summary: The proposal consists of the phased construction of 45 townhomes on property that fronts on 400 North Street and consists of 4.6 acres or 200,376 square feet. A clubhouse and pool area will also be a part of the development for a total lot coverage of 61,350 square feet or 30.6%. The seven phases of the townhome subdivision are shown on the Phasing Plan. The total height of any structure will be approximately 21 feet or two stories. The Concept Plan for this Master Planned Development was reviewed and approved by the Planning Commission on May 9, 2013. The required public hearing to review the preliminary plan and accept public input was held by the Planning and Zoning Commission on March 13, 2014. In a 4-0 vote, the Commission adopted Planning Resolution # 05-2014 recommending that Council conditionally approve the preliminary plan and plat for Entrada at Moab MPD. Several residents spoke at the public hearing. Their concerns primarily dealt with storm water drainage, traffic, noise and height of the structures. While lighting was mentioned in the written comments, it was not expressed as a big issue in the discussion. Staff will show a brief PowerPoint presentation to address these items. Process: MMC 17.65.080, Review procedures, states. "... [The] review process is intended to provide a means of consolidating various reviews for large scale projects into a single master plan application and review. A master planned development that has an approved preliminary development plan shall only be required to complete a final plat or site plan review for individual phases or portions of the development. Any master planned development without phasing shall complete a final development plan review." The chapter goes on to describe the four required review steps to a master planned development approval: 1. MPD Pre -application Meeting. A preapplication conference shall be held with the planning 1 Agenda Page 2 of 24 staff and/or planning commission in order for the applicant to generally describe the proposed development concept and receive professional recommendation based upon the city's requirements; and to become acquainted with the master planned development procedures and related requirements; 2. Concept MPD review; 3. Preliminary MPD review; 4. Final MPD review; or site plan review. The applicant has satisfied the first two items and now is appearing before the City Council for the formal review and approval of the Preliminary Plan and Subdivision Plat. Because the proposal is a mixed use development and located on property in the C-2 (Commercial) Zone, MMC 17.65.080 B allows for "Reduced Submittal Requirements for Mixed -Use Developments" if the following can be met: 1. No slopes over twenty-five percent exist on the parcel; 2. The parcel does not contain significant cultural or natural landscape features, including but not limited to watercourses, rock outcroppings, forested or vegetated groupings over four thousand square feet; 3. No portion of the parcel is zoned FC-1; and 4. No portion of the parcel is currently being used for agricultural purposes; provided that all of the listed site characteristics exist, the following submittal requirements shall not be required: site inventory, and significant features plan. Under the above listed conditions, city staff may further reduce submittal requirements as deemed appropriate. The particular property satisfies these standards. The complete requirements for MPD development are found in MMC Chapter 17.65, Master Planned Developments, and are attached to this memo for your convenience. The written correspondence is included as well. Options: The City Council may: 1. Adopt Resolution #16-2014 and approve the Preliminary Plan and Plat for Entrada at Moab Master Planned Development with the listed conditions; 2. Adopt Resolution #16-2014 with revisions and approve the Preliminary Plan and Plat for Entrada at Moab Master Planned Development with or without conditions; 3. Vote to not adopt Resolution #16-2014, and state their reasons, thereby rejecting the preliminary plan; 4. Postpone consideration of the application until a later date and request additional information. Staff Recommendation: Staff agrees with the Planning Commission and recommends that the Preliminary Plan and Plat be approved by Council. Many hours and significant correspondence with the applicant have been invested by staff in the review of this project and both the preliminary plan and plat are acceptable under the code. Agenda Page 3 of 24 Recommended Motion: I move to adopt Resolution #16-2014 approving the Preliminary Plan and Plat for Entrada at Moab, Master Planned Development and direct the applicant to move forward to the Planning Commission with the final plan and plat. Attachment(s): Resolution #16-2014 Narrative Written Public Comments Site Plan Drawings Preliminary Plat Architectural details Aerial p:\planning department \2014\correspondence\p1-14-023 cc entrada mpd prelim.docx Agenda April18, 2013 Mr. Jeff Rheinhart Department of Planning and Community Development 217 East Center Street Moab, Utah 84532 Mr. Rheinhart, Enclosed is the Master Planned Development Application for the Concept Stage of the development process. Attached are the following items relating to the application: • Civil Engineering drawings depicting all the required elements • Site plan - conceptual drawing indicating location of streets, structures etc • Architectural Concepts - including building elevations, exterior color chart etc • 2ea. full-size copies, lea.11x17 drawing and 1 cd of all items In addition to the above, please note the following: • Total gross acreage of the site is 4.6 acres • Total number of town homes is 45 • Total estimated residential square footage is 45 units x 1330SF footprint each = 59,850SF • Total estimated commercial square footage is 1 clubhouse at 1500SF • The architectural style of the town homes is described as "Desert Theme" similar to the new elementary school on the same street • The town homes will be approximately 21' in height • Exterior building materials will consist of stucco and stone Thanks, Dan Parkinson Veritas Inc. General Contractors PO Box 1408 Draper, Utah 84020 P 801671-9820 F 801783-1928 veritasconst@msn.com I. I MOENKOPI AVE 1 g l-Ktn I E T HAI F AVE. _ ¢ LOCATION * 400 N. a j HOLIDAY TRL ff \_.a VICINITY MAP N TS LL LL GENERAL NOTES I ENTRADA AT MOAB n VF,NOL PREPARED FOR: VERITAS, INC. LOCATED IN: MOAB, UTAH 125 124 123 122 121 120 119 118 117 116 115 I 114_ 113 112 I10 I 1 1.109 108 126 127 128 ZL�1 129 I� I. CONTRACTOR TO FIELD VERIFY HORIZONTAL AND VERTICAL. LOCATIONS OF ALL EXISTING UnLrms PRIOR TO COMMENCEMENT OF CONSTRUC TION. AND REPORT ANY DISCREPANCIES 11) I HE ENGINEER. 2. ANY AND ALL DISCREPANCIL•S IN TIIESI: I'I.ANS .ARE DI BL BROUGI IT TO THE ENGINEER'S ATTENTION PRIOR TO C•OMML"•NC I.MF'NI OF CONS IICUCI ION. 3. ALL. CONSTRUCTION SHALL ADHERE 'IC) APWA STANDARD PLANS. MOAB CITY STANDARDS AND SPECIFICATIONS AND 11II'. STATE OF IITAH STANDARDS. 4. ALL II ni.Inrs AND ROAD IMPROVEMENTS NI [OWN ON THE PLANS HEREIN SHALL Br: CONSTRUCIED USING REFERENCE TO SURVEY C'ONSTRUCI1ON STAKES PLACED UNDER THE SUPERVISION OF A PROF ESSIONAI LICENSED SURVEYOR WII II A CURRENT LICENSE ISSUED HY THE. STATE: OF MAIL ANY IMPROVF,MENTS INSTALLED BY ANY OTHER VERTICAL OR HORIZON] AL REFERENCE WILL VDT nl: ACCEP FED OR CERTIFIED BY THE ENGINEER OF RECORD. 5.7E II: VERTICAL DATUM USED FOR TI IL SURVEY ON 1111S PROJECT IS NAVDRR. NOTICE BLFORE PROCEF:DIN( i W M I 'IRIS W ORK. T HI: CONTRACI OR SHALI. CAREFULLY ClIEC'K AND VITRIFY ALL. CONDITIONS. VUANII nES. DIMENSIONS. AND GRADE: EIFYATIONS. AND SI IALL REPORT ALL. DISCREPANCIES TO THE ENGINEER. I 134 135~I 36 137 11 133 132 t 131 130 Q �O 138 1 39r140 I 141 �u I 0 142 143 I� 144 145 1 J 400 NORTH SITE MAP 107 106 105 103 102 101 ENGINEER'S NOTES TO CONTRACTOR I. IFIE EXISTENCE AND LOCA1ION OF AN1 UNDERGROUND 111 II FEY PIPES. CONDIII IS (IR SI RUCTUREN SHOWN ON MESE PLANS %TR! OBI AMID HY A SEARC'II OF '1111, AVAII ABLE RECORDS. 'TO THL BIS'r OC OIIR KNOWLEIXili. 'IIILRE ARE NO ['AB:rim; II mrriES EXC'LI'r AS SHOWN ON THESE PLANS. 'OIF CONTRACTOR IS REQUIRED 'IO'I AKI DUE PRECAUTIONARY MEASURES I) PROTFC"I 111E U'nu Y I INES SHOWN ON 11 IESE DRAWINGS. I III. CON 1 RAC TOR FURTHER ASSINIES ALI. LIABILITY AND RESPONSIBILITY FOR ME 11111.1'IY PIPS. CONDIII'IN OR STRUC'OIRES SHOWN OR NOE SI !OWN ON THESE DRAWINGS. IF 0111.1 FY LINES ARE ENCOUNIERED DURING CONSTRIK ICON rnA'r ARE NOT IDENTIFIED BY TIIESF PLANS. C'ONTRACI UR SI IAI I. NUHEY I NGINEPR IMMEDIATELY '_. CONTRA(' I OR ACRE S TI pyr I11. SHALL. ASSUME SOLI. AND C(1MI'L.1 ri. RESPONSIBILITY FOR JOB SITE CONDII IONS MIRING 1111. COI ILSE OF C'ONSTRI IC'TION OF THIN PROJEC1. INC'I l IDING SAEFTY OE ALL PERSONS AND PROPER rY: TI I AT 1111S RI OUIR EMFNI SI 1AI I. APPLY CON! INI1()1 ISLY AND NOT BE I.IMOI:D 11) NORMAL. WORKING HOURS: AND THAT THE E COY! RACI'OR SHALL DI AEND. INDEMNIFY AND 1I0I.13 ME CITE'. OIE OWNER. .AND 111E ENGINEER I IARMLliSS FROM ANY AND ALI. LIABILITY. REAL OR ALLEGED. IN CONNECTION WI I'll nui PERFORMANCE OF WORK ON IIIIS PROJT.CI. EXCEPTING FOR I.IAIJII.II Y ARISING FROM 111E SOLI: NEGLIGENC'I 01 HIE OW NIX OR IIIE ENGINEER. 1. I NAII'I'IIORIZED CI IANGES R USES: rnB I.NGINEER PREPARING TIIESI. PLANS WILL. WYE BE RESPONSIBLE I OR. OR LIABLE FOR. UNAI OI(IRIzro CHANGES S TO UR I SE5 OF 1111:51. I'L ANS. ALL CHANGES IU THE PI.ANS MI IS I BE IN W'RI I'I NG AND MI K! 141' .APPROVED BY 11 II': PRE:PARER III. 1'I ILSI'. PLANS. 1. ALL C'ONI(IIII2 LINES SHOWN ON'ME PI.ANS AR!. AN INTERPRETAIION BY CAD SOI'IWARI. OF FII.ID SURVEY WORK Pl. RI -OR MELT RY A I IC'ENSI.DSURVEYOR. DUE. ro III: P01EN HAL DWEERENC'ES IN IN I ERPRE IA PION OE CON (OURS BY VAIUOI IS TYPES OF (TRADING SOFTWARE BY OTI IER ENGINEERS OR CONE RA 'TONS. FOCOS DOES NO IGUA RAN 11:1. OR WARRANTY nu ACC1 XAC'Y OF SUCH LINEWORK. rOB my, RI N OS WILL NUI PROVIDE ANY GRADING CON U)11RS IN (.Al) FOR ANY TYI'I.OF USE BY 111E CCM IR POr17.I.VAIIONS AND PI(OI.II.I. ELEVA1 IONS SI IIIWNIN'I I II. DI SIGN DRAW IN( iS GOVERN AI 1. DE IIRMAII/IN 11.1II.STRAILD ON 'I III' APPROVED CONSTRUCTION SEE. CONSTRUCTION r.XPEIE 1111XiMEN r BY I'111.CONTRACI'OR IS AN IICIPA1 ED BY IIIE LNOINEER TO COMP! E. IE BUILD- LIE IN FENDED IMPROVI.MI N IS. Sheet List Table Sheet Number Sheet Title CI Cover C2 Preliminary Plat C3 Features and Open Space Plan C4 Site, Sign, and Lighting Plan C5 Grading and Drainage Plan C6 Detention Plan C7 Utility Plan C8 Phasing flan PP 650 West Plan and Prolile PP2 600 West Plan and Profile PP3 470 North Plan and Profile CONTACTS ENGINEER 8 SI IRVEYOR FOCUS ENGINEERING R SI IR VEYING 502 WEST 8360 SOUTH SANDY. IITAH 84070 0101)352-0075 CON FAIT: THOMAS ROMNEY OWTEFUDEVELOPER VERITAS, INC. 1471 EAST 12900 SOUTH DRAPER. U TAH 84020 (435)210-1910 CONTACT: JOSH RICI IARDS N S GRAPHIC SCAI.F. 100 Entrada at Moab H as 5� Ir--+ REVISION ❑LOCK 1 i COVER Jr 1' mr Dr. 01'10.20E4 Lb 13-056 1 IN ITET I I inch- i0It. Cl A MOENNOPI AVE RAIF.(T HALE AVE LOCATION 400 N HOUDAY TRL. 8 VICINITY MAP N.T5 35 S01.1T11 QUARTER CORNER SECTION 35 TOWNS] III' 25 Salffl! RANGE 21 EAST SLB&M I cl :., ENTRADA AT MOAB PRELIMINARY PLAT A RESIDENTIAL PLANNED COMMUNITY LOCATED IN THE SE 1/4 OF SECTION 35 T25S, R21, SLB&M MOAB, UTAH lIALE (PRIVAIC 34' NIDE) AVENUE --- h --- NUE N89 56110"1 ;75.,5 150'I- 4 I1'In 16.2' 125, I24 s 1238. 122 1,21w11Y', Ic31 WITS. ball.yq"^. 1.. w I ' 1:47.0,001. II .0 IXnX, N IIH.WI 1 171 1 120 I .119 1118 13214 RI 153140441 153144 1371 41 R I :•� 7` 8 8 `711 1178 1168 E 13.77-• I - 13.7 - Xrh toil 6.6 -` vNI 0nri N IIXIIrI 1= :7.11 1. I _ I158! 1.14 113" 112.2 Ills 110 1 109I: 108 I331w„R1 Itlwn _ ,1:Iwv$ .I11: ,,,,,,... I<•Iwl, It r 15.21.01 ) I5:1 am. IOU a R, -1 N9111XM1XYI 10l M, 13 NXa W176TE .•V3 2 11 1 11 11 1 11 di 11 1 11 1 11 1 II I II I II i W T JI I -- - �I`I - 646.6011 0.4 - 22.1 _ s. 126 = 127 ; 128 , 129 _ F rn. W 7gt 3 11 1 0 . 0 ' S89=54'00"W 140 n0 I 37.0' 470 NORTH , 011 111 1111.111, 37.0' a. 12.8' 134. 135 e 136 B 137 wn 011Xn 21I1XI1 131 15311661 130 5.6' 100 138 B. I.:1 p19; 1 139 140 V 141 '53, .6,06 011 wllrI 15:1 40 31 .-: "bO 11411. N XYRmlr1 lo!I 36 W,X101•M • 142 1521 41 143 1531 wn 144 1.31.yn -- 145� • 5 26. 9"50'00"W- 400 �14 NORTH (BASIS OF BLARING:S89°54'00"WALONG SECTION LINE - MF.ASUR1'U: 2642.46} _ #3T2i r 1n.0 BMW 12.0' .o 107 1 1 4,00 106 105 151141 104 101 :1 wq N07.;1X1•F .X XI 27.0' 22.6' 17.0' 1 22.6' ::t c 1' BOUNDARY DESCRIPTION A portion of the SE1/4 of Section 35. Township 25 South. Range 21 East. Salt Lake Base & Meridian, located in Moab. Grand County. Utah. more panieularly described as follows: Beginning Ill a point on the northerly line of 400 North Street as defined and described in Deed Book 469 Page 497 of the Official Records of Grand County located S89°54.00"W along the Section line 384.05 feet and North 38.62 feet from the Southeast Corner of Section 3.5. 3.25S. 12211i. S.L.B.& M.: thence N89"51YOrW along said street 435.25 feet: thence North 115.35 feet: thence S89"54'00-W 140.00 feet: thence North 261.00 feet: thence N89°56'007 575.25 feel: thence South 37834 feet to the point of beginning. co z Q POINI OF BEGINNING -.--- a� _ - z 384.05' S89°54'00"W C'nntains: 4.61 11- acres LEGEND `%i 11:;iiia�� ;. 3513G (T�j SOL'Tl1EAST CORNER ] 1 SECTION 35 TOWNSHIP 25 SOUTH RANGE 21 EAST SI ,B&M BOUNDARY SECTION UNE EASIINC PROPERTY UNE SECTION MCNUMENT (FOUND) PRIVATE ONERSNIP UNTIED COMMON OWNERSHIP COMMON OWNERSHIP N GRAPHIC SCALE 44 ( IN FEET 1 Inch- 40 rt. Entrada at Moab Located in the SE1/4 of Section 35, T25S, R21E, SLB&M 600 W, 400 N, Moab, UT REVISION BI.00'K i i I PRELIMINARY PLAT s`Mr' 1,40' On"" TMR 01'1102014 13-056 444. C2 i HALE 1 JL,r 3.d A VENUE 15.15' 125 15.2' 124 123 T22 PROP. 0mpaloN 1 — 121 120 118 13 a 1! r 117 116 115 16.5' JL --' 114 113 i 1I iJ PROP. DETENTION 11'_ ill ti 110 Fl 1 I09 1,1 108 �- 4• ee —.. W lr --0 PROP. 6.G SIDEWALK 126 Q 127 128 141 1 29 u 1 11 OFF-STREET PARKING STALLS (B'X16.5' W -1 Q ate-, EMERGENCY EXIST. 5.0'1 SCEWAUK b •f eSS •SD A aW -T0 NORTH 0 ell ew PROP. 8.0' SICEWALK 6.0' 134 135 136 137 BENCH TING AREA FOR INTWAN TY AREA SEE NO THIS SHEET !3Y PROP. 6. SIDEWALK PROP. FENCE AROUND THE POOL r 133 15 132 L IF_ I ON) 138 Wr —0 •• •4 139 141 PROP. PEDES AN PRIORITY AREAL BOUNDARY SEE NOTES NIS SHEET 0 a OS 1 14.a. I. P001 PROP. LANDSCAPE FEATURE I4 iLlll)II[Il til' { 131 SOMA" I pROP BENCH/SITTNG - ---1-' !p 144 FOR IPEDESEE N TE THIS ARE PROP. e.o•i SEE NOTE THIS SHEET El SIDEWALK 1: (1 I ZJ/PROP. AiAPARKING STALLS1 145 (B'X185') PROP. 1EHRON 1 26 3' 142 4.. I_n a OFF-STREET MOM D0010100 6 R 6 0 0 12-4 f 106 105 PROP. 6.0' SB)EWALK 104 1(13 102 101 iy I E 0 72 6 400 `EXISL 5.0' SIDEWALK NORTH WIDEN TO 12.D' SIDEWALK EMERGENCY ACCESS EXIST 50' SIDEWALK VADEFI TO 12.0' SIDEWALK -EMERGENCY ACCESS `EXIST 5.0' SIDEWALK WIDEN TO 12.0' SIDEWALK 37.00' PRIVATE RIGHT-OF-WAY !AO' 13.00' ROADWAY 2_0011 eW 13 DO' ROADWAY //-2.00% 4' ASPHALT OYER 11' ROADBASE L/ 4' THICK CONCRETE SIDEWALK CURB k GUTTER � WiH 6'J W/4' ROAOBAsE(TYP ) ROADBASE MP.) 36' PRIVATE ROAD N.T.S I EGEN'D 11 SD 1Y STORM ORAN 4 Fa B' SANITARY SEWER C-00NARY WATER Ns cA5 Jcm ^OVER TELEPHONE cam— CABLE XXXX CONTOUR MAJOR NXXX CONTOUR MINOR EXIST STORM DRAIN EXIST SANITARY SEWER EXIST CUUNARY WATER MST. FENCE . z. Ya • EXIST CONTOUR MAJOR EXIST. 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DETENTION 27.R P ADA RAMP /OS PER APWA S1D Y 1 ARE HMP.ANT /02 r2.0' PER MIAS QTY STD 1 107 STREET DCN e J f+ER NDAB Q $W Apt P.AMP 7I PER APWA 106 � 11 I05 FSTREET LIGHT /02 i PER ROAD( MOUNTAIN POWER DETAIL T16S SR 104 E 102 i--- 1 STREET SIGN /02 PER MOAB CITY STD 101 1,,L A ADA RAMP /06 PER APWA MO MD' 2:6'r IA- 22.6'- r PROP WATERWAY AND CURB TRANSITION PER APWA STD 211 k 212 400 \ ADA RAMP PER APWA $$$TTT CAST. STREET TIGHT TO REMAIN IN RACE e • PROP. 12' SIDEWALK *LOW 400 NORM MDEN EXIST SIDEWALK T NORTH `ADM RAMP PER APWA STD STD PROP 12 SIDEWALKJ ALONG A00 NORTH WIDEN EAST SITEWAU1 7' s ATOrheblc liX(Urc (Iy(11 :,doff sandrd' on a dr tiberpass Pole OW HPS FF►I W PROP WATERWAY AND CURB PLANATION PER APWA STD 211 ! 216 • i PROP. •2' SIDEWALK ALONG 600 NORTH V1DEN EXIST. SIDE VALA a 1.1(i111INCi WITS .1141 1110111. 10111 r11 . 11 • .111 11:111 11,,I 'AI l••Ht111 11 n111 • i .1NII III•.1111tN 1. oin III• IL 11 01o. Ir.'i.n11 s1CiN Nl) I ES EXIST. 6.0' PRIVACY 11.000 FENCE 6. • •1\MAN\N: WL.111nP .,11 L. i1P 1100.1111: 0I1,011101111101S 1' 1PI 11 nA1 011Fk10.1,T 10 l'AIIIUX.111 1mF nPKAL KL11-1 � 1 A., .60s NI. 1 1,1 0110,1100u An v.-klnnlx Mt 11111 nn 1 11. 11101,11.1 1 114H 41 111 kl \k..111,111111 t11! 111.111• A 1111 .AI.1 1n Alt 1,11 1 1011:INV.D. 111.11! ,0111I1111..•,,1:111. nl 11 LtlulI:1:111.. 111 1101 .1.11111,111, 1.1N 1111 011117t 11,10.11,1111111111•µ11111111 tkl v11N11.1i'I,IIt Nil DI 111.t1F111 11 111i1tl. 110 v,111 1,:1N11Pq.111'.I.It.111 111i11IN vtl ttodi 1 ID 0,14..k1..m..100, 11111.11n111 1111111111. .i 1'IT:• \10.• 111,1111 �10 �, 11 - - .' 1T.I14 D1.11.Tti'I11.. •11111 1. 1.1•y.... HHt 111111.0 .0.1.1111 t 1111 110•tntln t•x11 ni 1.1 to11,IR❑:1„11111111t0.111.1 LID 411111111111k,1111` 0,1111 .1v111u.•nl .N'FunlRhu,.WA<I TIP I10 v1 LEGEND le 111 - 12' STORM ORA N e n B' SANITARY SEVER e' CUUNMY WATER GA GAS 00, POWER GABLE )00a CONTOUR MAJOR IOWACONTOUR MWOR EXIST STORM ORAIN EAST SANITARY SEWER EAST CULINARY WATER EXIST FENCE •, [" EAST CONTOUR MAJOR EXIST CONTOUR MINOR DON SWEET LIGHT ® Y ® SO MH INLET, AND COMBO ® SEWER MANHOLE w VALVE TEE t BEND x( FIRE HYDRANT ® STREET MCIADIENT EAST SD INLET t MH EAST SEWER NH EXIST VALVE. TEE k BEND EXIST ARE HYDRANT o- ti OPEN SPACE DRAINAGE FLOW ARROW TRAFFIC ROW ARROW N GRAPHIC SCALL 1p 1T):111 II I dd. 11111 Entrada at Moab c� c 2 ION BLOCK a I 1 S TE, SIGN, AND LIGHTING PLAN :D 1 MR ,T! 10 21111 11 r1 1 i-0 6 1k::1 C4 RIVE AI Mtn \I \f1 nt1V.1 J 1 7 �m 124 PROP DETENTION SUMP W/ 2 0' 0 VERTICAL POPE AND 6)03.W OP 81 SOFT GRAVEL BED / FR0.9E13.25 INV PPE.977.25 / BOT GRAVEL.3978.25 ' PER DETAIL MS SHOET 3984 1i ��_ ,/ 85 > r" r. O. .R S • "-"0 509 as • 160 • 124R 1,1M. I RIR(FrAR1 BASIN+1 A• V 45 A(' I SI)1N1 fs0 EAST_ SD L.405.93'- S•0.725 �Rp1 E 12' PCP L.26.M S.0.50% SD INLET 1BC.984.25 INV. IN.3981 01 IX) INV. OUT.3981.01 (5) PER AMA S70 315 W/ 8' OIECE 15' L.17.01' S.0.50% SD CLEANOUT /01 R94.3984.04 INV OUT.3980 92 (W) INV. 1N.980.92 (E) INV. 91.3980.92 (N) EAST. STORM MST SIDEWALK FIFING EWALK UNDER THEDEFICIENT EAST AND NEED TO E REPLACED AND NEED TO BE BY THE D 6 DEEMED NECESSARY BY THE CONTRACTOR ifDETENTION POND /4 TOP.3984.00 BOT.398125 SEE SHEET C8 FOR DESGN AND CALCULATIONS 36651 1 . is-ok0.A..� -P# eM or l ` I II�fSL I ARY I ASIN A_...,1"n �. 101'1 Ili`:LION POND -W 11 17 1 16 1. I I5 P 470 NORI 11 en PROP. DETENTION SUMP W/ Ele 0 ' ERK& PIPE AND 6X13.5' OR 81 SOFT GRAVEL BED DETENTION POND .. RIM.3983.25 PH/ P6PE.39: /.25 TOP.3984.OD 307 GRAWL.3978.25 B07.39613.25 PER DETAIL THIS SHEET SEE SHEET C6 FOR DESIGN AND CA.CUL.n0N5 F 114 ott 113 �n L J�^ 5. N I Y(._39Br H 'T P +� 4 ' L� - - . ' 134 135 13G 137 138 140 141 1 RI I1rI'\Ri II siN e? 1 .� .1'-1 ,, .1 LP y -2..,_-..- _-�-�! _ J // 0 `'k86.11'� Ste. ,\.Nr 9P,8 .%" kJ '.66R 1.SOR i4 11 , 4 ,T - ,0„ j r'''.� - 2.4R - _ �� __ _ lie coo ji 'L I I;1\ N YOI IL. ' ;,. 2.9:X 124162, . Hkllll !ARV A 0-A ,jA; I I I.,IIt' II.1ti(, 1 . 1 I N.111N �- 4I.t f 132 X 1l K.-W-1r- � I 1 I.18 !L 4'k 1)INI.1'I AO s PI RIM) I 3\ - �j L11:ANut 1 -• 1 \1 t.11 IIH)1' . x 'I 1 1 - _ nF.F 4 - fY RCP L.3373' S.0.50% 12' RCP I\ \1/4 L.18.74` 12' RCP 1 L 5.0.501E L.45.40 S.0.50% PROP. 2.0' LSE INLET p3 CONCRETE TBC.39134.62 WATERWAY INV. 19.3981.63 (E) INV OUT.3981.63 (NW) PER APWA STD 315 • SD INLET /02 DETENTION POND /1 TBC.984 25 TOP.3982.00 INV. W.3981.14 (E) BOT.3981.30 INV. OUT-981.14 (W) SEE SHEET CB FOR PER APWA STD 315 DE/POI AND CALCULATIONS \ 4.939 i\ `-12' RCP L.61 40' S.O.50R �5D INLET /04 7BC.3985.91 INV. 91.981.88 (E) INV. OUT.981.86 (W) PER APWA Sit 315 101 _r - �I� os ! �.1 11sr� .2- RCP ', 1.60.50' I 1 12' RCP 5.1.20% I L.28.00. \ I5.0.50R -SO INLET 1 TBC. 966 � t ( INV. OUT.984.03 (11)1 ' Y PER APWA STD 315 \-$D CLEANOUT 103 1 _- R94.984.84 LSD INLET /05 INV IN.982.17 (E) 7BC.3986.57 INV. OUT.98217 (W) INV 114.3983.90 (E) PER APWA STD 331 INV OUT.3982.90 (W) W/ GRATED LID PER APWA STD 315 W/ 2' ORIRCF \ -EAST. SO L.750.28 S.0.72% L N � � PROP DETENTION SULIP W/ 2.Ce 8 VERTICAL PPE AND 8503' OR 84 SOFT GRAVEL BED PoM.985.25 INV PIPE.3979.25 BOT GRAVEL•397E1.25 PER DETAIL THIS SHEET --DETENTION POND /3 ]M6.9i TOP.986 00 Ss BOT.985.25 SEE SHEET C6 FOR DESIGN AND CALCULATIONS 1R LEGEND rs so 12' STORM DRAIN • Ks 1r SANITARY SEWER 6 • r 'ULINAP.Y WATER -- s GAS -. - - Lo POWER - TELEPHONE cow --_ CABLE 10001 CONTOUR MAJOR i(A%% CCNTOIR MINOR EAST STORM DRAIN EAST SANITARY SEWER EAST CULINARY WATER EAST FENCE !.A%) EAST. CONTOUR MAJOR EAST CONTOUR MINOR SON Cf STREET i1017 ® ■ ® SD MH. INLET. AND COMBO ® SEWER MANKLE se VAV.E. TEE h BEND 3$ FINE HYDRAN' a STREET MONUMENT EAST SD INLET 8 MH EAST SEWTR MH EAST YAM TEE, a BEND EAST FIRE HYDRANT •••=3--- DRAINAGE NOTES OPEN SPACE DRAINAGE r1 OW ARROW TRAFFIG ROW ARROW 1111 D. II v1 N T 1•R. U1 IJ • 1I IU . ♦ 1 •� ,N.un �..A n •I 1m 1I IN , I ,kA, 1.111 ."IN1, n:,1P1 I• :•.n'. •I 1,111'I1,9n:0110, I.I..• 11111 111.0.11 .1 II0n1 1, 1• n1111•,n', nBYI 11\.. 110 v1111? . , 1T ON 1111111 ..1. 011 +1 t.0 111.11 1 •%11 •. 110,. `MP •..I 0111.1.0,•.I1,11..111.1. 101 111•-0.0.1111 +.I110.. 1...1 bi 11 x4UnI m1Y 116 or R.. 1 1 •. • b H. 1:NIP1 Il, I\.., n1111 v..\.011.01111011 Sr."UFA. 1 � ri10. 1. 1,1. 1/I,11., 11."I0 .11.. I Ilk.\, txl ,r 0II1, . HH, wl.Sonenrn unu nr lcnD�.c r.u.la:.nFrte.m.>.nn'um A .W11•1 II I•I12.1.01.111:r1 r111,%mINI.,I'PR.11 TIP\I\'\Yx TFkll. .nxTll.1\1.; POP ATN%A In)(U,NN 11,11, 100...., ,.u. oHUIn I nuN'n A.01 net ua.nu vY nnrOn. nuea mnl nn \u'dl n i NH:Y+ •SILOS NPS or Tr, ❑ir, . mr+. m. t 011 \Ai 1%sN.,l D I.n1.11.11`,11 .1 xoFl Ub1'11 n:r Han• 1'.11wnv1nlnF- 1111110 0 1. 0.1 / 11.nH11 1n nIN1n 1 111E Y,NO.. .\::r 4 Ill Sr.&.1 nR 11, 1.11,1k1.1. U1c1..l1. Mt 1 1 • no- k.. v1 \x.I. Nt1 I., 111.1011 r.1101.I.0.0). 0,1 001 .1. 1. 111N, r.1nl F%r D•... ,1.010.1 I,k 11. ,':1111111,10. ,'. N.111 EL. MA FLOOD ZONE NOrEs • 10011,0011.1-1..11,011i11,1.111 «i.1 •N, PROPOSED �20' SURFACE- 4' GRATE RE0'D PROPOSED SURFACE 55 6.0' 2e PVC OR ADS PIPE ON END VAPoES--{ Si \IP [TAIL N MIRAFI N-140 FABRIC I. MVI. SEWER ROC( GRAPHIC SCALE-. AO y� Entrada at Moab 1 �I,IrN 1111N I. Y GRADING AND DRAINAGE PLAN I' . I i"" FNR and Oraino9• Pion anq 11V 11 LT) 11n.M 11. fl I x:: OHO 2PI4 C5 2. DETENTION POND µ TOP43984.00 BOT.3983.25 SEE CALCULATIONS AND DETAILS SHEET C8 _._pETENTION POND „ RIBU7"ARVAtRE\ A= 0.59 AC. — JDETENTION PONC �. TOF.3384.00 / 1301.390325 SEE CALCULATIONS AND DETA/ S SHEET CB .-1,,,r1 —o - L_0-' 200' VARIES 270' y L 3L 2 wN. LANDSCAPE SLOPE W/ ROCK OR BOULDERS FOR STABILIZATION 8.00' VARIES ]0' 12 STORM DRAM • 15.00' s 470 NOR DETENTION 'ONO TRIBUTARY .ARE A; . 4 AC. 0. I l' F r �TFBB1,, 200% ION \-24' CONCRETE WATERWAY DE:I EN1 ION POND #01 SEC I ION A -A 48.35' 4110 CDETEMnaN POMD oiN012 1-1 TOP.398400 B0T.398130 1:1 MAX SIDE SLOPES SEE DETAILS AND CALCULATIONS SHEET C8 200 VARIES LANDSCAPE SLOPE W/ ROCK OR BOULDERS FOR STABILIZATION VACS o'sax VARIES 12. STORM DRAIN —24' CONCRETE WATERWAY DETENTION POND *01 SEC ION B-B j— 5.00 VARIES I— 5.00' A ON AR 8C DE11TOP.3988POND .00 g �• BOT-3 25 AND AILS SHEET C8 M- 5 s0<U > < z: A/ K P ri• DETENTION POND ft TOP.3987 00 BOT.3984.22 3:I MAX SIDE SLOPES SEE CALCULATIONS AND DETAILS SHEET CB LOOS YN VARIES I 2.78' I ` l I `DETENTION STRUCTURE DI_ I I.!NTION POND #03 sEcrloNl c-c 55.89 5.00' Y . 1.005 MIN. 2;8.8' IDETENRON STRUCTURE ` t2' STORM DRAIN [ '2' STORM O I.00% MIN. DE I ENTION POND . 0: SECTION DA) a) N.i.ntion PnnJ e1 7'7..r«77A A01.07.7-1001. Ha,nm.4wA....x ImoAna AA' >- A AI jlr14in�1n1i.a2 77.0 An-:Ag s%r OsIrre ..isM. waaw..... 1N1. ZEILIMur.um..re IlelIvn'ionTti.nd SI o ca.n001 a... h.rarma Porn N An...0.,o. AU 0 � r o uCow71 Dclanuo Pond aJ nrrymn,'raw IA .1 iftavklmottorn S (IRAP1IIC SC'•ALI- I' I I.II inol� HI fl VAR' 0.75' J 1255- `PROP. SUMP PER DETAIL SEE SHEET C5 DL-TENl ION POND #03 SECTION E-E 1 VARIES PROP. SUMP PER DETAIL SEE SHEET CS DETENTI )N POND *03 SECTION E-P 0.75' I Nl, ghh•d( \:dur pond: at r1oaN :\N.r.11Mr Runoff a-ane.m MAN. Typa Ana Ifi 9E4 Pon. t ar: .CPA., x>� C Va.. C•A 2., 56,63 1176 rv-Ix 9.75' IMES II. 0.73' J PROP. SUMP PER DETAIL SEE SHEET C5 DETENTION POND#04 SEC I ION G-G 284.83' PROP. SUMP PER DETAIL SEE SHEET CS DETENTION POND #04 SECTION li-H VA1E6 Entrada at Moab Detention Plan I 1 DETENTION PLAN "L I'•AD' III ill 2011 I I 1.0. C6 F. a r SSMN 903 a.0' B R0/.3986.01 INV. OUT.3980.82 (E) PER APRA STO 411 PROP. 4' BLOW -OFF PER MOAB CITY SIDS HALE AVENUE PROP OE1E1110N 125 I24 13 I„ j I'1 8' SOR SEWER + 1 % S.0.40(ice +-JI `i e.4ox 119 TIN 17(1 'SSMH /02 5.0' 0 1 1 RIM.3985. 2 ' tNV. OUT. .21 (5)r INV. M. .31 (W1 xa INV IN. .31 (E) PER APWA STD 411 WATER 9.1[TEN (TYP.) PER MOAB CITY STND 116 -1 115 8( 35 SEWER L.397.54' 5-240x O I PROP. DETENTION 114 I 11; 112 Li . - III - PROP. 4. LATERAL PER MO 110 109 EWER 11 YP.) CITY sm T50' t 1011 --11- I �F+ 1 I I I i °� 470 N JRTH ! I (e9F ° a '�i�'°bS ICI ea 1 4a i a .u�w®�• e I al. a. 1 4e �l�_ I MI a WATE FITTING 1-8' 11 25• BEND W/ THRUST BLOCKS PER MOAB CITY SID 8 SOR-35 L.295-42' 5.0.40x Lr..l Q 8' PVC C900 WATER •� L.207'1 ( \ `-EASERER EXIST L.22 EAST. 6' WATER S.0.852 MIN pi 5.0'0 RI11.3984 10 NV. IN•3879.03 (N) INV N4.397893 (E) INV OUT.3978.93 (W) PER APWA SID 411 I i r1 -AS .0' T'••F9E N ANT /01 PER MO aTY STD t 8' PVC C900 WA L.103'3 134 13� 3 2' 'PROP. WER LATERAL ( .) PER MOAB CITY STD ti 136 I 137 1 8 � 1 907 4.0' 0 : WV. OUT 98.231387(r) . PER WA STD 411 �. 32' PROP. z• 2' SEC. WATER SERVAE I P R MOAe an s10•i E 4T i I ° .11' 9' • 30.5 I'�- PROP. 3 1'� •• j IK Ili) I i j I } - WATER METER (TIP STD �I PER MOAB .•n 5701 1 8' SOR-35 SEWER-'. `0 �I L.2G4.98, II 1L 5.0.40X 1:, -, � i -� 111 8' P, •8' PVC (I :C900 WATER 36 L.18.2 1� I 400 WA 7 C900 WATER 4 1-9• TEE L„ 1.301'3 3-8 1E VALVE L -.J P t M an STDS I -I 140 I f it 1.3! PROP. 4' SEWER LATERAL (TV) 1 PER MOAB CITY STD' 130 -a.- _-- PROP DF,FN,9„ I L11 I}1(Ltl .11! zl ILLS' `EXIST. SEWER 1.277 85' S.O.85x \WATER FITTING 1-8'X6' TEE 1-8' GATE VALVE W/ IHRUST BLOCKS PER MOAB OTT STD a al NORTH I 4' PVC C9D0 W TER I07 L•94'3 RE HYDRANT 902 117 PER 140AB a1Y SID 4 PROP. 4' SEWER .. LATERAL (TYP.) PER MOAN CITY SID I� erg, g' -II !I_ 4:. 144 11 145 PROP. 4' SEWERJ LATERAL (nP,) (i PER MOAB CITY SID 1 2M6 !s PROP. TEN ON L.P1 5• ).40x I EAST. SSMN 909./ RIM.3966.40 IN.3981 30 (E) INV OUT.3901.30 (w) INV. IN.3981.40 (NE} `UP42E EAST. 6' WATER W/ 8' PLC C900 WATER L.2972 (UPS12E ALL FITTINGS AS NEEDED) I WATEP FITTING/ t-B' �E 1-8' GATE VALVE W/ THRUST 1500(S PER MOAB CITY STD I L 0' PVC C900 WATER L.329'210.1 106 105 102 3/4. WATER METER (1YP.) PER MOAB CITY STD 1 - .11 1 6 101 -1s45 f ) --- _x„ SMH 906 4.0' 0 P91.3956.38 INV. IN.39111 67 IN) INV. OUT.3981 57 (SW) PER APRA STD 411 ' EAST FIRE MDRANT t-SSI/M /OS 4.0 0 RIL1.3987 afi INV 0111.398190 (W) PER APWA STD 411 PROP, 4' BLOW -OFF PER MOAB O.TY SIDS \ ak ` UPSZE EAST 6• WATER X Wi0/ 500 C PVCWEST CROO (RR-'4) WATER L• 560 S IN ORDER NEXT REDUCE EAST 6' 6,1E W INE TER WI ORDER UFFWHI THEE T WATER OF BE SHUTOFF WHILE THE TRANSITION WATER SUPPLY C04E (UPSIIE ALL FITTINGSs , RECONNECT EAST.LL ASERLATES AND ABANDON THE wAERUNE) 1 L6END - 12 as 12' STORM DRAM a 13 8' SANITARY SEWER ° V a' CUUNARY WATER - GAS - - - POWER _ - TELEPHONE - CABLE eXXk CONTOUR MAJOR -[A%Y CONTOUR MINOR EAST STORM DRAIN EAST SANITARY SEWER EAST. CULINARY WATER EAST FENCE ax• EAST CONTOUR MAJOR MST CONTOUR MINOR SIGN STREET UGHT ® 01 • ® SD MN ISI ET. AND COMBO ® SEWER MANHOLE 'O VALVE. TEE 3 BEND TC FIRE HYDRANT 'FJ STREET MONUMENT EAST SD NLET t NH EAST SEWER MN EAST VALVE TEE, k BEND EAST FIRE HYDRANT OPEN SPACE DRAINAGE FLOW ARROW ¢ 1RAFFIC FLOW ARROW GRAPHIC SCALE Entrada at Moab UTILITY PLAN L. 11h)i Fi IAN Y1 A C7 1 HALE ICY 124 123 ALL SEWER MAINS INSTALLED WITH PHASE 1 AND A 31' WIDE UTILITY EASEMENT ALONG THE PROPOSED TBC WLL BE RECORDED OUTSDE OF THE PHASE 1 BOUNDARY ALL WATER MAINS INSTALLED W/ PHASE 1 AND A 31' RIDE UTILITY EASEMENT NU BE RECORDED ALONG THE PROPOSED TBC OUTSIDE OF THE PRASE 1 BOUNDARY 1 128 I 129 SEINER MN S INSTALLED RUH PHASE 1 AND A 31' TI UTILITY E T ygN THE PROP IBC WILL OUTSIDE CF ALL WATER MAINS INSTALLED W/ PHASE 1 AND A 31' VASE UTILITY EASEMENT NU. BE RECORDED ALONG THE PROPOSED TBC OUTSIDE DF THE PHASE 1 BOUNDARY Q y' ALL STORM DRAM INFRASTRUCTURE SHALL BE INSTALLED WITH PHASE 1 AND A 20' TIDE DRAINAGE EASEMENT ALONG THE PINES AND A DETENTION POND EASEMENT AROUND THE PERIMETER OF THE DETENTION PONDS WILL BE RECORDED OUTSIDE Of THE PHASE 1 BOUNDARY -i O'17E'1 �.,tr 1� A VENUE PROP DETENTION ."it:WROSFA;wF.T11,.,e.T.33143XLY::alL.F.11,..4ri.r:}Y%:t1:13V..iBik IC,e,:.ZeSL S:W N" t5 5 D"; PROP_ DETENTION PH SE-1� i ue' 1�� 113 119 MIS 25 3'-I PHASE 6' I,'li Ulf A %I" PROP. DETENTION 400 NORTH ALL STORM ORNN INFRASTRUCTURE SHALL BE 'NSTALLED WITH PHASE 1 AND A 20' WIDE DRAINAGE EATFMFNT ALONG THE PIPES AND A DETENTION POND EASEMENT AROUND THE PERIMETER OF THE DETENTION PONDS FALL BE RECORDED OUTSIDE OF THE PHASE 1 BOUNDARY W Q 144 ALL SEWER MAINS INSTALLED WITH PHASE 1 AND A 31. WIDE UTXUTY EASEMENP ALONG ..`bC WILL BE RECORDED OUT % OF THE PHASE 1 BOUNDARY 3'Y i 12 ] I f I I(1 IU9 IU8 - i PROP BAEN7 OUTSIDE OO PHASE ;/S F PHASE 1 PH 139 11 F 105 - yam • PHASE 7 —22.c lriSEW:df[•T US.'Lx1^SS•hw'd. T� PROP. 31' UTILTY EASEMENt OUTSIDE OF PHASE 1 Illa i I. 1.2 �R SfI�_. E. brisraitaww cam- 102 j ALL WATER NAZIS NSTAL' Ep W// PHASE 1 AND A 31' YWDE URDN EASEMENT YALU BE RECORDED ALONG THE .-22.8' , PROPOSED IBC OUTSIDE OF ,THE PHASE 1 BOUNDARY _ V --r,,— 101 1 w.o- L ALL WATER MNNS HNSTALL_FD W/ PHASE 1 AND A 31' RIDE UTLITT EASEMENT WILL BE RECORDED ALONG THE PROPOSED TBC OUTSIDE OF THE PHASE 1 BOUNDARY _ A. LEGENI) 12 TO -.. 12' STORM DRAIN Si -- -- B' SANITARY SEWER • 8' CUUNARY WATER CAS — — — — ,.a POWER TELEPHONE CABLE ',XXX CONTOUR MAJOR XXXX CONTOUR MINOR EXIST- STORM DRAIN EXIST. SANITARY SEWER EXIST CULINARY WATER EXIST FENCE EXIST CONTOUR MAJOR COST. CONTOUP MINOR SIGN #T STREET UGHT ® O ® SD MH, INLET, AND COMBO ® SEWER MANHOLE ^^ VALVE TEE & BEND 71C FIRE HIDRANI Fi SIP.EET MONUMENT EXIST SD MET & MH EXIST SEWER MH EXIST VALVE. TEE & BEND EXIST FIRE HYDRANT OPEN SPACE DRANAGE FLOW ARROW TRAFFIC FLOW ARROW PHASING NOTES s'. Tf,AH,A 011 it RVAR.R NO, ...A ll, 11 V:111111 011 .1,0 All 1 IN H IN 101,I ITN I:N„ Ni ATF111 S11I.1,11I1\\tt .NI STIR IIIV\'4r.MI NI .\il ,11\V\11A1P 0N,SI.111111 PRI, \1t N,•IInS lY NRIIX! cum 11AmT.utln \I il!I I -1, N 141111110V N GRAPHIC SC ALL H y FlT 1 1 PHASING PLAN ..w I• TJ �rx... {::IR Isv 11 V1r aIIJ IGA Ii.11ir, CO \iJ—D50 Moab Townhnmes VeritenVeelgn 13-056\chnAsneele\C8 Phaema Cyn Cwy ADA RAMP /Oh PERAPWA SO CLEANOUT 110 STA. 10401.83 13.59' L RDA.3984.04 INV. OUT.398092 (W) INV N.3980.92 (E) INV. 94.3980.92 (N) SSMN /01 5.0' 0 RIM.3984.10 NV. W.3979.03 (N) NV. U4.3978.93 (E) INV. OUT.3978.93 (W) PER APWA STD 411 S CROSSING /2 REWIRED 20' LENGTH OF PVC C900 PIPE WITH THE MIDDLE OF 20. PPE LENGTH SET AT THE CENTER OF THE CROSSING WITH NNE EXISTING SEWER MAN PROP WATERWAY AND CURB TRANSITION PER APRA STD 211 AND 213 39-90 -• 3980 3970 PROP STOP SIGN IV RCP L.17.01 S.0.50x •S PROP WATERWAY AND CURB MARSTON PER APRA STD 2TT AND 213 STREET LIGHT /OF PER ROACH MOUNTAIN POWER DETAIL NIS SHEET 5D INLET /01 STA. 10.20.11 T5.50' L T90r3984.25 NV N.3981.01 (E) INV. OUT.3981.01 (S) 10+50 L.28 00' S.O.50% IMET • 94.3 ''0tr, ea D.sox N�x.— 650 WEST 8' SDR-35 SEWER L.295.42' 5.00 40% 2 .85 15 50' STA. 1041 TBCr798a. INV i U I INV.. CUT. 981 1 4 (W) \ 130 131 132 133 `STREET SIGN /01 PER MOAB CM STD • 53 ADA RAMP PER APWA STD f1 ADA RAMP /10 PER APWA STD 129 Nam- d STREET SIGN /p{ PER MOAB OTY STD qt RR2_ • ?Y a �.y O0 e a O.SOR FIRE HYDRANT /0 PEN MOAB CTY STD 134 � �'8' WATER SEE SHEET C7 FOR DESIGN ADA RAMP PER APRA STD / 3132,1 LIGHT /01-' PER ROAON MOUNTAIN POWER DETAIL THIS SHEET 650 WEST PLAN REOIIRED 20' LENGTH OF- PVC C900 POE WITH THE MIDDLE OF 20' PIPE LENGTH SET AT THE CENTER OF THE CROSSNG WITH THE CUSTOM SEWER MAN CROSSNG /2 J i 8' MIN CLEAPANCE SEWER/WATER 8' MIN CLEARANCE SEWER/SD Rio ail il K —£ 9• 10-00 ET9SDNG RRADEIl O ROADWAY CDMERUNE FINISHED GLIDE O ROADWAY CENTERLINE-\ s1Mf. Q d SDR-35 SEWER L.29512S.040x 650 WEST PROFILE 1 Y,i>iN IJ71N It I'Il n iN \NI ruin IT 1 SI I NIII 1111'; ''-00 PROP WATERWAY AND ORB 'TRANSITION PER APWA STD 211 AND 2'3 122 FR4. 5 /C5. .0' 8 fiMJ98 INV OUT.3980.21 (S) INV. N.3980.31 (W) -- ` INV. N.3990.31 (E) PER APWA STD 411 121 12f l fly SEW — — • 399(1 a 7,8_a 39W1 13+50 97(1 2.50' 13.00' ROADWAY 37.00' PRIVATE RIGHT-OF-WAY 1 FLiEND 12 SP ass ea XXXX XXXr 12' STORM DRAIN 8' SANITARY SEWER 8' WUNARY WATER - GAS xs �— POWER TELEPHONE ® ■ MI » • o— CABLE CONTOUR MAJOR CONTOUR *NCR EXIST STORM DRAM EXIST SAWARY SEWER EXIST CUUNARY WATER EAST FENCE EXIST CONTOUR MAJOR OUST CONTOUR MINOR SIGN STREET UGHT SC MH. OUT, AND COMBO SEWER MANHOLE VALVE. TEE k BEND FRE HYDRANT STREET MONUMENT EXIST SD INLET 8 191 EAST SEWER MN EXIST VALVE, TEE, h BEND EAST FIRE HYDRANT OPEN SPACE DRAINAGE ROW ARROW TRAFFIC FLOW ARROW 13.00' ROADWAY �2.DOx 4' ASPHALT OVER 117 ROADBASE 250' CURB 8 OUTTER WITH 8' ROADBASE (TYP.) 36' PRI VAl E ROAD nTS GRAPHIC SCALE W � 8.00 SO[W41LN -4' THICK CONCRETE STEWA_K W/4- ROAOBASE (TYP.) IN E111 Hirt +11. Entrada at Moab 650 West Plan and Profile VISION III eels I I I 650 WEST PLAN AND PROFILE 'I MR n,10 2011 I I.11w PPI EXIST. SSMH p9-\ STA. 9.86.84 24.36 L \ RIM.3988 40 RIV IN.3981.30 (E)t( NV, OUT.3961,30 (Wl INV N.398140 (NE) \ \ 4er* 8' SOR-35 SEWER .41.71 S.0.401I CROSSING fit REWIRED 20' LENGTH OF FY0 C900 PIPE NTH ME MIDDLE OF 20' PIPE LENGTH SET AT THE CENTER OF THE CROSSNG TT1TH THE EXISTING SEWER MAIN SSMN #08 40' B STA 10+23.86 500' . RIM-3986.38 INV IN.3981 67 (1.11 INV CUT.398157 (SW) PROP WATERWAY AND OURO IRANSMON PER APWA STD 2•, AND 213 990 (REWIRED 20' LENGTH OF PVC C900 PIPE WITH THE MIDDLE OF 20' PIPE LENGTH SET AT THE LENTO CF THE CROSSNG WITH THE EXISTING SETTER MAIN +1120 - 1475 MOWING p1 T 8' 161E J CLEARANCE SEWER/WATER ADA RAMP 805 PER APWA STO PROP. STOP SCR 145 144 I INLET pos + :fTA 10+21(15 15.50' L F i1BC.3986.57 - NV. IN.3983.90 (E) INV. OUT.3962.90 (W) aX I: 8' SOP-35 1,204.08' S.0.40% 14= X A G..501 F 12- RCP 'V L.28.00' rS.C'30X:' ,STA. 10+1 .61 15.50' R TBC.3985. C - SD INLET INV. OUT. 984.03 IVO 101 102 103 LSTREET SIGN 002 PER MOAB CITY STD A 142 , J '600 WEST ADA RAMP #OB PER APWA STD r2 10,00 \ SDR-35 SERER L•41.77' S.0.40% PROP WATERWAY AND CURB TRANSDION- PEP APWA STD 211 AND 213 \ ADA RAMP ppB8 \ PER APWA $TD� LSTREET UGNT p�02 PER ROACR MOIUNTAN POWER DETAIL THIS SHEET 600 WEST PLAN EXISTING GRADE, O ROADWAY CENTERLINE 35 SEWER L•204.08' S.0.40% P2 ig 1 1 +-00 600 WEST PROFILE L1��4�1 \ 12+2 94 .00 8- STA: IZ+27.94 5.00' L INS, 001.348 "(SJ' 5; \111 1 -1'4 NORM 'I \N \PRC11,11 I 11 1111.1.1 ITT 8" WATER SEE SHEET T1•F081TFRIGM. , •.=sx ° 12+OC 12 .50 0.50% 104 105 106 107 FIRE HYDRANT 902 PER MOAB OTT STD 073T. 112 ADA R P 907 PER APWA S13 MA CI CAI NE1R ill I'r. ti 1101'R01 i I 1 11111 r 1'11'1 17 00 z Q 1 3-00 J 3L19[1 - 3980 - 3975 13-511 37.00' PRIVATE RIGHT-OF-WAY 2.50' 13.00' ROADWAY sla LEGEND 1X m 12" STORM DRAIN e n 8' SANITARY SETTER • 8' CULINARY WATER rs 5.5 — GAS — POTTER TELEPHONE rrwto XX zxXCx o— CABLE CONTOUR MA,AR CONTOUR MINOR EXIST STORM DRAIN EXIST SANITARY SEWER COST CULINARY WATER EXIST FENCE EXIST CONTOUR MAJOR EAST CONTOUR MINOR SIGN STREET UGNT SD NH..NUET, AND COMBO SEWER MANHOLE VALVE, TEE k BEND TIRE HYDRANT STREET MONUMENT MST SD INLET k MN EAST SEWER MH EXIST VALVE, TEE, k BEND DUST FIRE HYDRANT CPO SPACE DRARIAGE FLOW ARROW TPAFF1C FLOW ARROW Q 1100' ROADWAY 4' ASPHALT OVER II" ROADBASE [ 1.00% CURB k GUTTER N1TH 8' 36 PRIVATE, ROAD N.T S. 25d kDD' SIOEWAU<— T ROADBASE (TIP I GRAPHIC SCALE_ TA 4' THICK CONCRETE SIDEWALK WI4' ROADBASE :TYP ,50 1`- F1 1.1 ,,A'I •r1 I � V a a z C m g Tn2L1 Ox� zf=t �zo�� s7:2 v, w Z z s; Entrada at Moab F- O 2 600 West Plan and Profile lit tilSlln I11FN R 600 WEST PLAN AND PROFILE P'1.1 1 I _'U I! PP2 ZA..201.5V3-056 Moob lonnhomo-VwiloA SS181 003 4.0' 0 STA. 10+13.76 5.00' L R81=3985.01 INV OUT&3980.82 (E) T 3490 91•10 19:1 1 125 124 E 123 8' SOR-S5 StwtR .127.82' S•40.40R 126 127 10-00 PROP WATERWAY AND CURB TRANSITION) PER APWA STD 211 AND 213 1 122 • ADA RAMP /10 PER APRA STD Pof Ito T o% Ed 128 129 CROSSING /3 REQUIRED 20' LENGTH OF PVC C900 PIPE WITH THE MIDDLE OF 20' PIPE LENGTH SET AT TIE CENTER OF THE CROSSING WTI THE EXISTING SEWER MAN O.50X REQUIRED 20 LENGTH GF PVC C900 PIPE 111TH 111E MIOOIE OF 20' PIPE LENGTH SET AT THE CENTER CF THE CROSSING WITH THE EXISTING SEWER MAIN a 1.24R 121 120 B 50 119 118 117 116�15 114 113 112 ff. III 110 109 NOR SMX SO' B — - I " STA. 17+ .38 5C0' STREET UO ADS f p5N-\ j PROP. WA I RIM.OUT 2 A 1 AIL THIS SHEET } MD CURB TR STUN" III . INV OUT 980.27 {S} �' 1 n .-.tl . INV. N—] IL_ _ - PER APWA STD 211 0 TJ 1 INV. W.J9B0,3T (E) 3 � 5_040R s s].2«QD .AA7y t 9rR Ra..- e a 0.50% 470 NORTH 13+50 a 1tl c+0r 14+50 s As1� SEAM 005 4.0" 0 STA. 15+39.12 5,00' L RIMw3987.48 NV. OUT.3981 90 (W) a I NA CC H •911 ,0 1'1 AN AN 3 rain n 1 SI I till) I ! 1'1 1 CROSSING 03 B" MIN. CLEARANCE SENER/W'ATER 11+00 R a- ^ 8' WATER SEE SHEET C7 FOR DESIGN fRcf LIGHT /01 - PER ROACK MNTAN POWER DETAILSHEETSHEET I 134 009 135 MP PER APWA STD ADA RA LFRE HYDRANT 001 PER MOAB CITY STD 12 00 136 137 ADA; RAMP 008J PER AP. STD = 138 139 140 141 470 NORTH PLAN 8 l \ t, 10.7 F ,� �N -PYRE OABACIT ST PER MOAB CITY TY '.I I (11 ..1hi N NI , -SMELT SON 003 V( •\ . lINU I'RI 1 II I PER MOAB CITY STD I I I I: Y1s-ADA RAMP 107 PER APWA sro :1 EXSTWG GRADE - O ROADWAY CENTERUT' NE� FTNISED GRADE \ B ROADWAY CENTERLINE1, 0 SCR -� 8 WATETT 470 NORTH PROFILE i a) Q Q. — — "1 14-00 15a00 39911 3980 3975 16+00 2 80' 13.00' ROADWAY 1 1-UtINu IS SD 12' STORM DRAW 4 ss 8' SANITARY MISER r 8' CULINARY WATER -1 4=- .+t GAS ..� POWER TELEPHONE 37.o0' PRIVATE F80.17-0E-WAY - CABLE XXXX CONTOUR MAJOR XXXX CONTOUP MINOR EXIST STORM DRAM EXIST. SANITARY SEWER EXIST CULINARY WATER EXIST, FENCE ------ EAST. CONTOUR MAJOR EAST. CONTOUR MINOR SIGN STREET LIGHT ® 11 • ® SD MH. INLET. AND COMB^ ® SEWE.R MANHOLE VALVE. TEE k BEND �( FIRE HYDRANT E STREET MONUMENT EXIST. SD INLET ! MH EAST. SEWER MH EAST VALVE, TEE, 6 BEND EAST FIRE HYDRANT o-- OPEN SPACE DRAINAGE TLC* ARROW TRAFFIC now ARROW 13.00' ROADWAY 4- ASPHALT OVER 11" ROADBASE 2.5o' 800" SIDEWALK CURB t GUTTER WITH 8' ROADBASE (TYP_) 36' PRIVATE ROAD N TO N (AAPHIC SC'AI.F. Iti EEA.7 I ch Y N 4" DICK CONCRETE SIDEWALK W/4' ROADBASE lIYP ) Entrada at Moab F— .l=P CG 2 I 470 NORTH PLAN AND PROFILE wn 'FAIR r..r, PINT/)"2014 13-es6 V•ro PP3 055\Ova \shooDAPPJ a)D North VIM Bark MulAl& ilikA �i 44 lir i Bark MulchAlk Bark Mulch, typ. Driveway Bark Mulch, typ. Driveway Bark Mulch, typ. (Xeriscape) Open Space / Native Seed Sidewalk U Patio 4. _� � to Existingberemtreesoved(approx. location) IP *r. CC1 Patio Driveway Decorative Boulder, typ. Bark Mulch, typ. —Decorative Boulder, typ. —Bark Mulch, typ. Driveway Agenda Patio Bark Mulch, typ. ROUZER 437/234 SCALE: 1" = 20' 0 5 10 20 Bark Mulch, typ. Bark Mulch, typ. 99 Ali %1 Bark Mulch, typ. u Bark Mulch, typ. �.�. ,lL . . at& e 017., `� ► .00 Patio Decarati Boulder, Bark Mulch, typ. Driveway T-- I Sight triangles I I I I I I I I I I I I I I I I �1 I I� I O I I �w I I I/� P-1 I I I I I I I I I I 1 typ. 1, I, Bark Mulch, typ. 1 1 1 �I I �I I I �I I I I I I I I I I I I I I I I I I I I I I I I I I Bark Mulch typ. I I I I I I I I I I I II Bark Mulch, typ. Sight trian4les Patio Bark Mulch, typ. Driveway Bark Mulch, typ. Bark Mulch, typ Bark Mulch, typ. Bark Mulch, typ. Driveway Bark Mu h, typ. \-Decorative Boulder, typ. Bark Mulch, typ. \-Bark Mulch, typ. Decorative Boulder, typ. Patio Driveway Driveway 400 Driveway 470 NORTH (PRIVATE ROAD) Decorative Boulder, typ. —Bark Mulch, typ. — Bark Mulch, typ. Patio Patio (Xeriscape) Open Space / Native Seed Bark Mulch, typ. Bark Mulch, typ. 0 0 * f• ©` Crushed Rock, typ. Crushed Rock, typ. Bark Mulch, typ. 12' Sidewalk Driveway Sidewalk Bark Mulch, typ. Bark Mulch, typ. e .I, .1, � % C7 Fence Patio Bark Mulch, typ. Patio Annuals Pool Deck Pool Deck Existing tree (approx. location) to be removed CLUB HOUSE Bark Mulch, typ. Sidewalk Bark Mulch, typ. Existing tree (approx. locati to be removed Parking Bark Mulch, typ. ecorative Boulder, typ. NORTH Driveway Driveway Ali i:1 Patio Bark Mulch, typ. (Xeriscape) Open Space / Native Seed Bark Mulch, typ. Bark Mulch, typ. Bark Mulch, typ. Bark Mulch, typ. Decorative Boulder, typ. Bark Mulch, typ. Driveway Bark Mulch, typ. Bark Mulch, typ. Crushed Rock, typ. 12' Sidewalk Decorative Boulder, typ. - Bark Mulch, typ. Driveway Driveway Driveway Bark Mulch, typ. Driveway Bark Mulch, typ. Decorative Boulder, typ. I I I Sight triangles Bark Mulch, typ./ Bark Mulch, typ. I Sight Itriangles I— Driveway Driveway Driveway Driveway Bark Mulch, \\\I iuiv 4f/— Bark Mulch, typ. Bark Mulch, typ. (Xeriscape) Open Space / Native Seed Jli Crushed Rock, typ. Sidewalk Patio Bark Mulch, typ. Driveway Bark Mulch, typ. Bark Mulch, typ. Bark Mulch, typ. O© v Bark Mulch, typ. Bark Mulch, typ/0 12' Sidewalk Bark Mulch, typ. Decorative Boulder, typ. Mulch, typ. -(Xeriscape)- Open Space / Native Seed .(Xeriscape) Open Space / Native Seed Bark Mulch, typ. i Existing tree (approx. location) to be removed i Bark Mulch, typ. N el st co ca I u) a0 2 Q ~ x � a iL 0 • n C7 CO Q • LO a vi o co o o ,r) n n • o n • co 0 0 Landscape Plan N DRAWN BY: CHECKED BY. JH DW APPROVED BY: DATE: REVISIONS: JOB NO. 2-10-14 1401101 SHEET: J THIS DRAWING IS PROPERTY OF BRATT, INC. DO NOT COPY OR REPRODUCE WITHOUT EXPRESS WRITTEN PERMISSION FROM BRATT, INC. � L101 I 'LHNT Broadleaf Deciduous NG SC DUL Symbol Scientific Name Common Name Planting Size Quantity Amelanchier alnifolia Saskatoon Serviceberry 2"—Cal 17 0 Chilopsis linearis Desert Willow 2"—Cal 4 0 Crataegus crus—galli inermis Cockspur Hawthorn 2"—Cal 5 OPrunus virginiana Canada Red Chokecherry 2"—Cal 23 O Pyrus calleryana 'Capital' Capital Flowering Pear 2"—Cal 37 OQuercus robur fastigiata Columnar English Oak 2"—Cal 10 Conifer Evergreen Symbol Scientific Name Common Name Planting Size Quantity O Cedrus libani Cedar of Lebanon 6'-7' Ht. 10 `j Pinus flexilis Limber Pine 6'-7' Ht. 8 Grass Symbol Scientific Name Common Name Planting Size Quantity Calamagrostis x acutiflora 'Cheju —do' Cheju —do Feather Grass 1—Gal 61 OPanicum virgatum 'Prairie Sky' Prairie Sky Switch Grass 1—Gal 24 Shrub Symbol Scientific Name Common Name Planting Size Quantity OAtriplex canescens Four Wing Saltbush 5—Gal 28 Caryopteris divericata Bluemist Spirea 5—Gal 87 :;;". Cytisus scoparius 'Lena' Broom 5—Gal 37 0 Ephedra viridis Mormon Tea 5—Gal 26 Juniperus sabina 'Buffalo' Buffalo Juniper 5—Gal 38 ►40 Physocarpus opulus 'Diablo' Diablo Ninebark 5—Gal 19 s. Rhus aromatica 'Grow —Low' Grow Low Sumac 5—Gal 53 0 Ribes alpinum Alpine Currant 5—Gal 58 ;;� Yucca filamentosa Adam's Needle 5—Gal 48 Perennial Symbol Scientific Name Common Name Planting Size Quantity P Aubrieta delt Agenda Rockcress 1—Gal 423 Centanthus ruber Alba Jupiter's Beard Coreopsis grandiflora 'Flying Saucers' Pot of Gold Dianthus deltoides 'Zing Rose' Pinks Heuchera sp. 'Velvet Night' Coral Bells Penstemon barbatus 'Elfin Pink' Beard Tongue Salvia greggii 'Furman's Red' Salvia OT S 1) Topsol to be implemented in planter beds at a 12" depth. Topsoil to be placed where trees will be planted in Xeriscape areas at a minimum 6' diameter and 2' depth. Topsoil to be implemented in native seed areas at a 3" depth. Topsoil (whether on —site stockpiled or imported) shall be sandy —loam in consistency, not have over 25% clay content and not have a pH over 8.0. 2) "Soil Prep" soil conditioner to be mixed with backfill soil in all plant pits at a ratio of 25% "Soil Prep" to 75% top soil. 3) All trees to be staked with two (2) lodgepole pine stakes and cinch —ties. 4) DeWitt Pro-5 weed barrier fabric to be placed over all landscape areas prior to mulching. 5) Crushed Rock to be 1-1/2" sized 'Southtown' from Nephi Sandstone in Nephi, Utah and to be implemented in landscape areas where shown at a 3" depth. 6) Bark Mulch to be Shredded Fir or Cedar Bark and be implemented over planter beds at a 3" depth. 7) Decorative Boulders to be 2'-4' in size and similar color to cobble rock mulch (71 total). 8) Automatic irrigation system to water all landscape areas. Use drip irrigation for trees, shrubs, perennials and ornamental grasses. All components to be Rainbird or equivalent manufacturer and be installed by a licensed irrigation contractor. 9) Seven existing trees onsite to be removed (See Plan). NATDV � D MO BOTANICAL NAME: SHRUBS: Artemisia frigida Artemisia ludoviciana Atriplex confertifolia Bassia prostrata Ephedra viridis Fallugia paradoxa Purshia mexicana Shepherdia rotundifolia GRASSES: Achnatherum hymenoides Festuca ovina Hesperostipa comata ssp. comata Pleuraphis jamesii 'Viva' WILDFLOWERS: Achillea millefolium Castilleja applegate ssp. martinii Centaurea cyanus Eriogonum umbellatum Eschscholzia californica Penstemon angustifolius Penstemon cyanocaulis Sphaeralcea munroana COMMON NAME % OF SEED MIX Fringed Sagebrush Prairie Sage Shadscale Forage Kochia Mormon Tea Apache Plume CI iffrose Roundleaf Buffaloberry Indian Ricegrass Sheep Fescue Needle & Thread Galleta Grass White Yarrow Early Indian Paintbrush Bachelors Button Sulfur Flower California Poppy Broadbeard Penstemon Basin Blue Penstemon Munro Globemallow APPLICATION RATE: Apply seed mix at a rate of 35 lbs. PLS per acre. all rocks, clods, etc. Broadcast seed at given rate 1,000 lbs. per acre. Incorporate seed into soil and apply seed between October 15 and March 1. 00.25% 00.25% 08.00% 03.00% 10.00% 15.00% 08.00% 16.00% 05.00% 02.00% 05.00% 05.00% 00.50% 00.25% 05.75% 04.00% 04.00% 04.00% 02.00% 02.00% Prepare soil by loosening top 1" to 2" clearing away along with Gro—Power Plus 5-3-1 w/ M at a rate of rake to a smooth, even surface. For best results, 1-11_1_ 1111=11_1111=III=III-III_ Ti-IT-11�=1 � 1=1 � 1=1 � 1=111 -1T-Ti-1T=Ti=1T=1T=11 '-111E111E111E111E111E1111 ''=I I I, I I I=1I�=11�=1 � 1=Ti 11111111111111111 Vil l 11111 111E111E1 1E1 1- 7111-IT-III=1 � I u I I n -111-111111E11 I I I 1E1I1=111=1 1E1 -I 111E111E111E111- u =111-1T-111-11 I I I -111E111E111-111-III=III=IIIIII=III-- NOTE: ROOT FLARE OF TREE 1111111111111111111111111111111111111111111111111111111=1 III ' 1-111E111E111=1 1=1111=1 1-111E111E111=1 SHOULD BE PLACED 1" ABOVE 1-111 111i-"`-111=111=111� , EXISTING GRADE PER EACH 1" OF TREE CALIPER. �2x ROOT BALL WIDTH SHREDDED BARK MULCH WATER BASIN FINISHED GRADE 1 1 111 11 I -A ' I I-III=III—III_ 111 111E111E1111EI 11111_ -11�-III-III-I � I -I � I -I � I -III ) -I � 1=1 � 1=1 � I -I � 1=1 � 1=1 � 1=1 -III-III-11�=1W 1=1TWII 111 111 1 1 111 111 1 1 -I111-111E111-1 1 1E1 1 1E1 1 1— 1=1 1=1 1=1 -I 1=11�=� —111 it 11=1T-Ti-1 1-1 H LI I I I 1=HLI I=L -111E111I I IM1 n 111 11=1 n=11�=1 1=1 1-11�-' 7111E111E111E111 1 -1 1 1 11-1 1E1 1E111- 7111E111E111-1 1 1E111 1 1E1 1E111- 7111E111-111=111 11E1 1 1 11E1 1E1 1=' =111-111E111E1 I 1E111=111=1 1E1 1E1' �-111E111-111-1 -1 1=1IIE E E111- -111-H EIII-111 1 1=111=M 11=1 I- 1. 111-III-III-111 II1-1 - -1 117111E111-III-III=111=111=III=III=� 1 11=111=11I- =1 � 1-1 � 1-Ti-1 � 1-Ti-1 � 1=1 � 1=Ti=1 � 1-Ti-11- =Ti; NOTE: ROOT FLARE OF TREE 711 11=III=III=III=III=III=III=III=III1911 11=1 =1TI=1 � 1=1T_I1 � 1= � � �=1 � 1-1I�=1T_I=1I�=1 � 1=1T_I= � SHOULD BE PLACED 1" ABOVE ��I III111II-' 111E1111171111 EXISTING GRADE PER EACH 1" OF TREE CALIPER. III III III III �/2x ROOT BALL WIDTH/ BACKFILL WITH EXISTING SOIL PLACE ROOTBALL ON UNDISTURBED SOIL DECIDUOUS TREE PLANTING DETAIL SCALE: NTS PLACE TOP OF ROOTBALL FLUSH WITH FINISHED GRADE FINISHED GRADE ROCK MULCH WATER BASIN - USE WHEN NECESSARY BACKFILL WITH EXISTING SOIL 1=11 ... S�:itiidSSSSS.'sr_..._ --- "" ASS jjYen." ... ifi l=111-111�111=III=i n I I I I I I I II I I I I I II I I I I I I I I I I I I I I 1 -I 111E111-111E111-111-I' =111E111E111E111E111E111=1 I _ _ Iffi 111E1 1E1 1E1 1=1 1=1 y -II1-111E111E111-111E1 1 1- 1E1 1E1 1E111E111=1 =111 �,1I1=1T=Ti=1I1=Ti 11-1 1E111=111E111E'�. 1111�IIIIIII11E11 1111 - 111�III=111 1I11�11111�11I1- -111E111E1 1E1 1- 1 1E1 E1 1E1 1E1111= 7111ETi-111E-1 I 1 111=Ti=1 1E111E1 1=' -1 1E1 1-III 1-II1=11-1 1-1 1E1' 1E1I1E111 111 1-11-11- Ell1E11 -I 1E1 1-III 1I1_ 1E1 1E11-1 1-1 1- 1-111E111E111E111E111Er11-11-111-- 1-111=111=111-1 I111=11-111E111-11E11E11E11E11-_-11-111 -1 1-1 1-1 1-1 1E1 1E1 1E1 1E1 1E1 1-1 111E111; 1=� 1=111E1 1E1 1E1I1E1 1E1 1E1 1E1 1E11- �_ 111E111E111E111=_I 1=1T1=1 1-111E111E111E111-11 I- 17111EI I I= - i i 1-111� i i111E11 2x ROOT BALL WIDTH CB � SHRUB PLANTING DETAIL i SCALE: NTS SCALE: NTS BACKFILL WITH EXISTING SOIL FINISHED GRADE PLACE ROOTBALL ON UNDISTURBED SOIL SHREDDED BARK MULCH WATER BASIN 11111 111E111E111E111E111-' 1-111-1 1-1 1-111E111-1' I I I-1 1=Ti=1 1-Ti-1 1111E111E111E111EI I IE1 :1111111 1111E1111E1I1-111 11=111111-1 1-Ti7111E -I 1II 1 1E1 1E111- 111E111E1111E111E1T- III=111-1 1=' _ 111E111E-1' =1 1E1 11111111I11 11I1E111 ===-111- III 111 1=1 =1 1E111 111E11 r II11111- PLACE ROOTBALL ON UNDISTURBED SOIL C- EVERGREEN PLANTING DETAIL LA\DSCAPE PEACE\TALES: Formal Planter 3eds Open Space / Native Seed dock Vulch SCALE: NTS 23,519 s. f 24,994 s.f. 3,635 s. f. 45% 48% 7% co N e, sts I co �co co o co &n aLO a CA o ro o, o ,,, N� 3 �o tom n 0 O N > Landscape Details N DRAWN BY: CHECKED BY. JH DW APPROVED BY: DATE: REVISIONS: JOB NO. 2-10-14 1401101 SHEET: THIS DRAWING IS PROPERTY OF BRATT, INC. DO NOT COPY OR REPRODUCE WITHOUT EXPRESS WRITTEN PERMISSION FROM BRATT, INC. � L102 J /j W z w (PRIVATE) W a x C 1 I r J, , I F - - — INSTALL MANUAL DRAIN AT THE END OF THE MAINLINE, TYP. Agenda I INSTALL MANUAL DRAIN AT THE END OF THE MAINLINE, TYP. A4 5.60 i ■■■■■■ J \ I I ROUZER 437/234 SCALE: 1 99 0 5 10 20 20' 99 MAINLINE SHOWN HERE FOR CLARITY. LOCATE IN LANDSCAPE AREA 1' BEHIND SIDEWALK. A6 4.68 ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■,•■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ •• MAINLINE SHOWN HERE FOR • CLARITY. LOCATE IN LANDSCAPE • • AREA 1' BEHIND SIDEWALK. • • • • A7 3.20 A8 3.36 A9 3.47 INSTALL MANUAL DRAIN AT THE END OF THE MAINLINE, TYP. r ■■■■■■■■■■■■■■■■■■■• ■ ■■■■•■■■■■■■■■■■■■■■■■■■T 11. SLEEVE, TYP. PLACE UNDER ALL HARDSCAPE AREAS. MAINLINE SHOWN HERE FOR CLARITY. LOCATE IN LANDSCAPE AREA 1' BEHIND SIDEWALK. \ \ I I Al 4.89 1.5" POINT OF CONNECTION AND IRRIGATION STUB TO BE INSTALLED BY GENERAL CONTRACTOR.—\ ■ I ■ \� I ■ - - - \ ■ ■ ■ ■ ■ ■ JIIINIENNENNOMMEMEMENNEMENNEMENNEMENEMENNEEN J ■ • • ■■■■■■, ........................................................... A3 5.05 I r r ■■r■■■■■■■■■■■■■■■■■■■■■■■■■■■■1■■■■■■■■■■■■■■■■■■■■■•••■■■■■■■■■■■•0, El • \ „ \ - / J \ / \ /• FOR CLARITY. • BEHIND ASIDEWALK.•OATE IN ♦♦•♦♦♦ • ♦♦4, • • • / ■ ■ ■ ■ POOL CLUB HOUSE IRRIGATION CONTROLLER TO BE MOUNTED ON INTERIOR BUILDING WALL IN APPROXIATE LOCATION SHOWN. CONNECT TO POWER AND VALVES. OWNER n SPRIFY FXACT 1 LOCATION. i _ \ \ J MAINLINE SHOWN HERE FOR CLARITY. LOCATE IN LANDSCAPE AREA 1' BEHIND SIDEWALK. A2 5.20 INSTALL MANUAL DRAIN AT THE END OF THE MAINLINE, TYP. v I i \ 40E, ■■■■■■■■■■■■■■■■■■■■■■n■ SLEEVE, TYP. PLACE UNDER ALL HARDSCAPE AREAS. \ Al 4.03 I All 3.63 i \ J \ a� z azz �z as zW �4 N 400 NORTH 0 0 J Irrigation Plan DRAWN BY: ,1H CHECKED BY: n W APPROVED BY: DATE: REVISIONS: JOB NO. 14�11 �1 SHEET: J THIS DRAWING IS PROPERTY OF BRATT, INC. DO NOT COPY OR REPRODUCE WITHOUT EXPRESS WRITTEN PERMISSION FROM BRATT, INC. � L 2 01 �, I SYMBOL DESCRIPTION RR �q v 0\ �7 \D REMARKS ■*■ POINT OF CONNECTION — 1-1/2" IRRIGATION STUB BY GENERAL CONTRACTOR SEE PLAN e RAINBIRD XCZ-100—PRB—COM CONTROL ZONE KIT INSTALL IN STD. VALVE BOX • 1" RAINBIRD QUICK COUPLER VALVE, MODEL #44LRC INSTALL IN 10" ROUND VALVE BOX A RAINBIRD ESP—LXME 12—STATION INDOOR CONTROLLER CONNECT TO POWER AND VALVES B WILKINS 375B RPZ BACKFLOW VALVE (LINE SIZE) w/ GUARDSHACK ENCLOSURE (GREEN) REFERENCE IRRIGATION DETAILS SCHEDULE 40 PVC LATERAL LINE (SIZE AS NOTED ON PLAN) REFERENCE IRRIGATION DETAILS inimmummummi 1-1/2" SCHEDULE 40 MAIN LINE (UNLESS OTHERWISE NOTED) REFERENCE IRRIGATION DETAILS .11111 CLASS 200 SLEEVE (SIZE TO BE A MIN. OF TWICE THE DIAMETER OF THE LATERAL.) COORDINATE W/CONCRETE 8c ASPHALT ' , , _ , , RAINBIRD XBS BLACKSTRIPE DRIP DISTRIBUTION TUBING REFERENCE IRRIGATION DETAILS NOT SHOWN 14 GAUGE CONTROL WIRE (SOLID COPPER, SINGLE STRAND) ROUTE WITH MAINLINE RR GA 0\ \0 C' J Agenda 1) LANDSCAPE CONTRACTOR (L.C.) SHALL PROVIDE AND INSTALL SLEEVES FOR ALL PIPES AND WIRES UNDER PAVEMENT AND SIDEWALKS. SLEEVES SHALL BE 2 SIZES LARGER THAN PIPE INSIDE. ALL WIRING UNDER HARDSCAPING SHALL BE IN SEPERATE SLEEVES (NOT SHOWN). 2) MAIN LINES SHALL BE 18" DEEP MIN. AND LATERAL LINES 12" DEEP MIN. NO ROCK SHALL BE ALLOWED IN TRENCHES. 3) ALL MAIN LINES AND LATERALS SHALL BE SCH. 40 PVC. 4) PROVIDE AN AS -BUILT, REPRODUCIBLE DRAWING TO OWNER SHOWING ALL DRAINS, HEADS, VALVES, AND PIPES. PROVIDE INSTRUCTIONS TO MAINTENANCE PERSONNEL FOR WINTERIZATION. SYSTEM SHALL BE BLOWN OUT WITH AN AIR COMPRESSOR EACH FALL THROUGH QUICK COUPLER VALVES. 5) PLACE PIPES, VALVE BOXES, AND ALL OTHER SPRINKLER CONSTRUCTION IN LANDSCAPE AREAS. ALL PIPES SHALL BE ON PROPERTY OF OWNER. VALVE BOXES IN PLANTER AREAS SHALL BE TAN OR BROWN IN COLOR. VALVE BOXES SHALL BE CAPABLE OF BEING BOLTED CLOSED AFTER INSTALLATION. 6) L.C. SHALL HAVE ALL UTILITIES STAKED BEFORE DIGGING, ANY DAMAGE TO THE UTILITIES SHALL BE REPAIRED AT THE EXPENSE OF THE L.C. WITH NO EXTRA COST TO THE OWNER. 7) MAIN LINE SHALL BE 1-1/2" (UNLESS OTHERWISE NOTED). LATERAL LINES SHALL BE NO SMALLER THAN 3/4". MAINLINE AND LATERAL LINE LAYOUT IS SCHEMATIC. ADJUST LOCATION OF MAINLINE AND LATERAL LINES AS NECESSARY IN ORDER TO AVOID PLANTING TREES, SHRUBS AND/OR PLACING BOULDERS DIRECTLY OVER PIPES. PIPES SHALL CARRY NO MORE THAN THE FOLLOWING: 3/4" PIPE MAX. 8 GPM 1" PIPE MAX. 13 GPM 1-1/4" PIPE MAX. 23 GPM 1-1/2" PIPE MAX. 30 GPM 8) INSTALL VALVE BOXES 12" MIN. FROM WALKS AND WALLS SQUARED WITH THE WALK. 9) L.C. SHALL ONLY USE COMMERCIAL GRADE RAINBIRD PRODUCTS OR EQUAL. L.C. IS RESPONSIBLE FOR ENSURING ACCURATE COUNTS AND QUANTITIES OF ALL IRRIGATION MATERIALS FOR BIDDING AND INSTALLATION PURPOSES. 10) L.C. SHALL PRESSURE TEST MAIN AND VALVES AT 100 PSI BEFORE BURIAL. 11) ALL WORK SHALL BE IN ACCORDANCE WITH APPLICABLE CITY AND/OR COUNTY CODES. THE L.C. SHALL APPLY FOR ALL PERMITS AND PAY FOR THE SAME. 12) ACTUAL INSTALLATION OF IRRIGATION SYSTEM MAY VARY SOMEWHAT FROM PLANS. CONTRACTOR IS RESPONSIBLE TO MAKE NECESSARY ADJUSTMENTS AS NEEDED TO ENSURE PROPER COVERAGE OF ALL LANDSCAPED AREAS. CONTRACTOR TO ADJUST HEADS TO PREVENT OVERSPRAY ONTO SIDEWALKS, PARKING LOTS, ETC. 13) POWER TO CONTROLLER TO BE PROVIDED BY OWNER. OWNER TO SPECIFY EXACT LOCATION OF CONTROLLER. 14) CONTRACTOR IS RESPONSIBLE TO ENSURE SYSTEM DRAINS PROPERLY. INSTALL MANUAL DRAINS AS NECESSARY. 15) INSTALL RAINBIRD QUICK COUPLERS PER PLAN. 16) RAIN SENSOR DEVICE TO BE INSTALLED AT OR NEAR CONTROLLER PER MANUFACTURER'S RECOMMENDATIONS. 17) STATIC PRESSURE AT POINT OF CONNECTION IS UNKNOWN. CONTRACTOR SHALL FIELD VERIFY EXACT STATIC PRESSURE PRIOR TO INSTALLING IRRIGATION SYSTEM. PRESSURE REDUCER TO BE INSTALLED IF STATIC PRESSURE EXCEEDS 100 PSI AT POINT OF CONNECTION. 18) 1-1/2" IRRIGATION STUB AND STOP AND WASTE VALVE SHALL BE INSTALLED BY GENERAL CONTRACTOR. 1-1/2" BACKFLOW PREVENTER TO BE INSTALLED BY LANDSCAPE CONTRACTOR. 19) NO BLUE GLUE ALLOWED FOR ANY PVC WELD CONNECTIONS. CONNECTIONS TO BE GLUED WITH GRAY CEMENT AND PURPLE PRIMER PER MANUFACTURES SPECS. 20) IRRIGATION CONTROL WIRE SHALL BE AS FOLLOWS: WHITE WIRE FOR COMMON, RED WIRE FOR HOT AND BLUE WIRE FOR SPARE WIRE. PROVIDE ONE (1) SPARE WIRE FOR EVERY (3) REMOTE CONTROL VALVES IN THE IRRIGATION SYSTEM. SPARE WIRE SHALL BE AVAILABLE AT ALL VALVES. SPARE WIRE SHALL BE "HOME RUN" TO THE IRRIGATION CONTROLLER. ALL CONTROL WIRE SHALL BE SOLID COPPER 14 GAUGE, SINGLE STRAND WIRE. VALVI- J TAG VALVE SIZE VALVE COUPLER KEY TWO—PIECE BODY DESIGN QUICK COUPLING VALVE (2) GALVANIZED 3/4" 90° TXT ELLS PEA GRAVEL (EXTEND UNDER BRICKS) NOTE: CONTROLLER NUMBER, VALVE NUMBER GALLONS PER MINUTE ••• o0°•b° C I BRASS SWIVEL HOSE ELL VALVE COVER FINISH GRADE ROUND VALVE BOX, WITH EXTENSIONS (RAINBIRD) (2) 3/4" GALVANIZED STEEL NIPPLES. LENGTH AS NEEDED :;�, •0 9•�ou SCH 40 PVC MAIN S I D 1.IRRIGATION SYSTEM TO BE BLOWN OUT BY AN AIR COMPRESSOR THROUGH QUICK COUPLER VALVES. co (1) 3/4" GALVANIZED STEEI(.2113/4 GALVANIZED 90° TXT ELLS AND ONE GALVANIZED STEEL NIPPLE. I\� VAV T P V (1) 3/4" GALVANIZED STEEL NIPPLE 4' LONG AND 90° TXT ELL. \ / SCALE NTS co N N st co c co co 2 Q r X � Q W � O o n O t0 r N z I Q N V) CO Q LO J a vi o o co o N� � • o COco ✓ O 0 Irrigation Details N J DRAWN BY: CHECKED BY. JH DW APPROVED BY: DATE: REVISIONS: JOB NO. 2-10-14 1401101 THIS DRAWING IS PROPERTY OF BRATT, INC. DO NOT COPY OR REPRODUCE WITHOUT EXPRESS WRITTEN PERMISSION FROM BRATT, INC. SHEET: � L202 � BRONZE GATE VALVES ELL CAGED — ENCLOSURE (SEE DETAIL) BRICK SUPPORT, TYP OF 2. ' FROM WATER SOURCE SEALANT 4" CON C. SLAB PVC SLEEVE ELL a a 1 i MANUAL DRAIN VALVE REQUIRED ONLY IF LINE SLOPES TOWARD BACK FLOW PREVENTER BACKFLOW PREVENTOR NOTES: 1. EQUIPMENT TO BE INSTALLED AT A MINIMUM OF 24" FROM ANY STRUCTURES OR HARDSCAPING. 2. WHEN UNIT IS NEXT TO STRUCTURE (i.e. WALL BUILDING, ETC.) MOUNT TEST COCKS ON SIDE AWAY FROM STRUCTURE. 3. PROVIDE OWNER WITH COMPLETE WRITTEN INSTRUCTIONS ON HOW TO DRAIN ENTIRE BACKFLOW UNIT TO PREVENT FREEZING. 4. SEE SPECIFICATIONS FOR ALL PIPE AND FITTING MATERIALS USED FOR BACKFLOW ASSEMBLY. 5. YEARLY TESTING AND MAINTENANCE OF RPZ BACKFLOW PREVENTER BY A QUALIFIED SERVICE TECHNICIAN IS REQUIRED. RPZ BACKFLOW PREVENTOR. TO BE INSTALLED PER LOCAL CODE. NIPPLE TYPICAL (4) PLACES ELL TEE WITH 1" PLUG FOR SPRINKLER BLOWOUT WITH AIR COMPRESSOR CAGED ENCLOSURE (SEE DETAIL) NIPPLE UNION NIPPLE (TYPICAL 2 PLACES) SEALANT FINISH GRADE i • STANDARD VALVE BOX WITHOUT LID 2" CLASS 200 PVC SLEEVE (2 PLACES) 3/4" ROCK. FILL TO 1" OF TOP MANUAL DRAIN VALVE (SEE DETAIL) Kh / SCALE:NTS 3" MIN. 1 V rta \TF R Agenda FLOW PVC SCH 40 ELL O e inn 0°0°00°°3 0 PVC SCH 80 NIPPLE (TYPICAL, LENGTH AS REQUIRED) 30—INCH LINEAR LENGTH OF WIRE, COILED WATER PROOF CONNECTION: RAIN BIRD SPLICE-1 (1 OF 2) VALVE BOX WITH COVER: RAIN BIRD VB—JMB ID TAG: RAIN BIRD VID SERIES TOP OF MULCH FINISH GRADE CONTROL ZONE KIT: RAIN BIRD XCZ-100—PRB—COM OR XCZ-075—PRF PVC LATERAL PVC SCH 40 MALE ADAPTER PVC SCH 80 NIPPLE, CLOSE (1 OF 3) PVC SCH 80 UNION FOR SERVICING ASSEMBLY PVC MAINLINE 3—INCH MINIMUM DEPTH OF 3/4—INCH WASHED GRAVEL BRICK (1 OF 4) PVC SCH 80 NIPPLE (2—INCH LENGTH, HIDDEN) AND PVC SCH 40 ELL PVC SCH 40 TEE OR ELL \DRIP \TR <IT \ / SCALE:NTS t I I HINGES (2) THIS END r1-; Ni; A \ L GUARDSHACK METAL ENCLOSURE IN FOREST GREEN POWDERCOAT (size to fit) 3" x 3" x 3/16' STEEL BRACKET WITH SLOT FOR EYE BOLT AND PADLOCK S_.RF \ / SCALE:NTS 0.00 / „\\ „ „vy' NOTE: INSERT FITTING: 1/4—INCH SELF —PIERCING BARB CONNECTOR RAIN BIRD SPB-025 1/4—INCH TUBING: POLYETHYLENE DISTRIBUTION TUBING RAIN BIRD PT-025 C ■ RAIN BIRD XERI—BUBBLER (SEE EMITTER LEGEND) TOP OF MULCH EASY FIT COMPRESSION COUPLING: RAIN BIRD MDCFCOUP AUTOMATIC IRRIGATION CONTROLLER IN A STAINLESS STEEL CABINET THREADED CONNECTOR TO BOTTOM OF CONTROLLER METAL ELECTRICAL JUNCTION BOX BY OTHERS 2 1 /2" RIGID STEEL CONDUIT LOCATED NEXT TO WALL (ONE FOR EACH CONTROLLER) rri BUILDING WALL BUILDING FLOOR ■ SIDEWALK FINISH GRA�E 2 1 /2" RIGID STEEL CONDUIT SWEEP ELBOW, 12" RADIUS MIN. ■■M= \TR LLHR DHTAIL TREE, TYP. ---- EASY FIT COMPRESSION FLUSH CAP: RAIN BIRD MDCFPCAP INSTALLED IN 6" ROUND VALVE 1/2—INCH POLYETHYLENE TUBING: RAIN BIRD XBS BLACK STRIPE TUBING TIE —DOWN STAKE: RAIN BIRD TDS-050 W/BEND 1/4—INCH TUBING STAKE: RAIN BIRD TS-025 EASY FIT COMPRESSION TEE: RAIN BIRD MDCFTEE EASY FIT COMPRESSION ADAPTER RAIN BIRD MDCF50FPT PVC SCH 80 NIPPLE (LENGTH AS REQUIRED) PVC SCH 80 FITTING TEE OR ELL LATERAL PIPE 1. USE XERIMAN TOOL XM—TOOL TO INSERT CONNECTOR DIRECTLY INTO 1/2—INCH POLYETHYLENE TUBING. LA\DS2A XF R DF BOX SHRUB, TYP. 2) 3) 4) 5) 6) 7) 8) 9) / SCALE:NTS EIV TTELEGS\ D PLANT TYPE 1—GAL. PERENNIALS / GRASSES 5—GAL. SHRUB ALL TREES # OF EMITTERS TYPE OF EMITTER 1 2 4 SCH EV AT C E V TTE LAYOUT PRESSURE COMPENSATING MODULE ON END OF 1 /4" DISTRIBUTION TUBING. PLACE EMITTER ON UPHILL SIDE OF PLANT AND/OR IN PLANT BASIN, TYP. FLUSH CAP, TYP. XERI BUG EMITTER INSTALLED ON END OF 1 /4" DISTRIBUTION TUBING. PLACE EMITTER ON UPHILL SIDE OF PLANT, TYP. PERENNIAL, TYP. RAINBIRD 1 /2" XBS BLACK STRIPE TUBING 9 P GAT 0\ \ OTES XB-10PC XB-10PC PC-05 USE RAINBIRD XERI—TUBE DRIP SYSTEM IRRIGATION PRODUCTS FOR THE DRIP SYSTEM USE MEDIUM VOLUME CONTROL ZONE KITS AS SPECIFIED IN LEGEND. USE RAINBIRD TUBING AS SPECIFIED IN LEGEND. SPACE EMITTERS EVENLY AROUND ROOTBALL OF TREES, SHRUBS AND PERENNIALS. ALL SUPPLY LINES ARE TO BE 3/4" SCHEDULE 40 PVC UNLESS OTHERWISE NOTED ON PLAN. RUN TUBING PARALLEL TO CONTOURS WHEN POSSIBLE. INSTALL (1) MDCFCAP AT THE END OF EACH DRIP LINE SECTION IN 6" ROUND VALVE BOX WITH (1) CUBIC FOOT PEA GRAVEL IN BOTTOM. INSTALL EMITTERS PER EMITTER LEGEND. ON —SITE ADJUSTMENTS TO DRIP SYSTEM MAY BE NECESSARY DUE TO DIFFERING SOIL CONDITIONS. LANDSCAPE CONTRACTOR SHALL MAKE NECESSARY ADJUSTMENTS TO ENSURE PROPER WATERING OF ENTIRE DRIP SYSTEM. PVC LATERAL TO BE INSTALLED WHERE DRIPLINES RUN UNDER SIDEWALKS OR OTHER PAVED AREAS AS INDICATED ON PLANS. FLOW THROUGH XBS PIPE SHALL NOT EXCEED 4 GPM. / SCALE:NTS tO a co ro co co �x u_ co a N a utOi a vi O o� oin r,co 3 oco co O O U W 0 O J Irrigation Details J DRAWN BY: CHECKED BY: ,1H nw APPROVED BY: DATE: REVISIONS: JOB NO. 7-10-14 14n11n1 THIS DRAWING IS PROPERTY OF BRATT, INC. DO NOT COPY OR REPRODUCE WITHOUT EXPRESS WRITTEN PERMISSION FROM BRATT, INC. SHEET: ,� L203 J GRADE 1' AN Agenda 1' AN 1' AN 4 1' M ID 1 1' 1' AN m 1' AN 4 0 ID D EXTERIOR STONE EXTERIOR COLOR SCHEME EXTERIOR PAINT - OPTION 1 EXTERIOR PAINT - OPTION 2 EXTERIOR WINDOW TRIM