The URL can be used to link to this page

Home My WebLink AboutSDP201800003 Letter of Revision Letter of Revision 1 2020-01-13 of au( COUNTY OF.ALBEMARLE Department of Community Development 401 McIntire Road,North Wing Charlottesville,Virginia 22902-4596 Phone(434)296-5832 Fax(434)972-4126 January 13, 2020 Justin Shimp 912 East High Street Charlottesville,VA 22902 iustin@shimp-engineering.com RE: LOR#1 for SDP201800003 The Point Church Final Site Plan,Tax Map/Parcel#07800-00-00-073AB Dear Mr. Kotarski, This letter approves your submitted Letter of Revision for the above referenced site plan.The letter of revision proposes the changes as shown on the attached plan and letter dated 1-7-2020. The requested changes are shown on the attached graphics(eight revised sheets from the site plan). There are no other changes to the approved plan proposed. Only items listed in the letter that are also listed and clouded on the site plan sheets have been approved. This is the First(1st) Letter of Revision for this site. Three(3)Letters of Revision are allowed, after which all required changes must submitted in the form of a site plan amendment. Sincerely, Paty So Senior Planner (434)296-5832 Ext 3250 Attachments: Letter of Request Site Plan Changes(eight sheets) . CC: Point Church S:11IMP ENGINEERING, RC. Design Focused Engineering January 07,2019 Paty Saternye County of Albemarle Department of Community Development 401 McIntire Road,North Wing Charlottesville,Virginia 22902 RE: SDP 201800003 Hansen Road Church Letter of Revision Dear Ms.Saternye,, Please find four(4)copies of the new submission of the Letter of Revision#1 for for TMP 78-73AB for review.The letter of revision includes the following changes: 1. Revised 6 ft Class A Type 1 —Low Maintenance Pedestrian Path per Albemarle County Standards and Design Manual. 2. Revisions to a few proposed tree and tree protection fencing locations along the new pedestrian path(no changes to species or tree count). 3. An existing pipe endwall on Rolkin Road is to be relocated behind the pedestrian path and the pipe is to be extended. 4. Increased gross;square footage of the building as allowed per ZMA2018-00002. 5. Updated parking counts for consistency with the shopping center parking calculations used by the' rest of the development in the area.Parking count is now 186 spaces—the 20 parking spaces on the opposite side of Rolkin Road are no longer required,but are available for further amendments for additional square footage permitted by the ZMA. If you have any questions,please do not hesitate to contact me at kendra@shimp-enstineering.com or by phone at 434-227-5140. You can also contact Justin Shimp at Justin@shimp-engineering.com. Best regards- - Kendra Patric Shimp Engineering,P.C. 912 E.High Sr.Charlottesville,VA 22902 434,227,5140 J shimp-engineering.com EXIST NEW 161-rc X 125TC TOP OF CURB ELEVATION .I66 X 125 SPOT ELEVATION -I e nu X 195 Tw TOP OF WALL ELEVATION 16113W X -125 BW BOTTOM OF WALL ELEVATION BENCHMARK =� STORM SEWER --- -- RD ROOF DRAIN - SEWER LINE WATER LINE +- -- GA GAS LINE ---- - HHE OVERHEAD ELECTRIC WIRE +; ---- uGF UNDERGROUND ELECTRIC oil - -- OHT OVERHEAD TELEPHONE LINE _------- UGT UNDERGROUND TELEPHONE LINE GAS CONDUIT DRAIN INLET (DI) 0 STORM/SANITARY MANHOLE E [ PLUG �� "" WATER VALVE & BOX 41- 4p- FIRE HYDRANT `' WATER METER LIGHT POLE son UTILITY POLE PROPERTY LINE ADJACENT PROPERTY LINE ------ VACATED PROPERTY LINE --« BUILDING SETBACK PARKING SETBACK SANITARY EASEMENT Wm- CONSTRUCTION EASEMENT DRAINAGE EASEMENT - y ~- --- - UTILITY EASEMENT WATER EASEMENT ® -- - - - - ACCESS EASEMENT -- - STORM DRAINAGE EASEMENT �-- --- GAS LINE EASEMENT -� - - - - - - - LANDSCAPING EASEMENT TREE LINE ---- q -_ FENCE STREAM 31 12 INTERVAL CONTOUR boo — oo INDEX CONTOUR G-2 CG-2 STANDARD 6" CURB rc CG-C COMBINATION 6" CURB & GUTTER � ° a CONCRETE PAVEMENT / SIDEWALK MIN � RIPRAP ASPHALT GRASS EC-2 MATTING EC-3 MATTING WETLAND �a 1D PARKING COUNT _ CROSSWALK �✓' �� HANDICAP ACCESSIBLE AISLE / CG-12 (61-11 ck, HANDICAP PARKING NOTE: 1. THE SIZE OF THE SYMBOLS MAY VARY FROM WHAT IS SHOWN. IMAGE PROVIDED BY GOOGLE MAPS SHEET C I -COVER SHEET �f_ T C2 - PROFFE 5 - I G CONDITIONS � DEMO SHEET C4 -EXISTING EASEMENTS e%_ C �RVIEW/SIGHT DISTANCE LINES 511EETS C3C4 -SITE PLAN SHEETS C5$C i-a�FT '� - GRADING PLAN SHEET C7 SH�44 G - LANDSCAPING PLAN SHEET C8 �SHEEPT G ' O - LANDSCAPING PLAN * DETAILS SHEET C 1 2 - DP.AI NAGS MAP SHEET C 13 - STOKMPIPE PKOEILES AND DETAILS SHEET C 14 - WATEK � SEWEP, PP,OI`ILES AND DETAILS SHEET C 15 - SITE DETAI LS SHEET C 1 C- ! 9- KETAI N I N G WALL DETAILS l 0 0 "M 1311WAIM111591 i OWNER / DEVELOPER Owner: Point Church 1428 Greenbrier Place Charlottesville VA, 22901 Developer: Core Real Estate and Development 195 Riverbend Drive Charlottesville VA, 22911 ZONING Planned Development Mixed Commercial Entrance Corridor (EC) Steep Slopes - Managed Parcel, Owner Impacted by Site Plan: 78-73AA, Albemarle Land LLC 78-73B1+, Hansen Road Professional Center LLC et al. 78-3A6+, Virginia School Boards Association et al. Original Approved ZMA 1998-20 (Z=road Improvement Agreement dated 09/21/1998, Deed Book 1899 Pg. 402 LEGAL REFERENCE TMP 07800-00-00-073AB - DB 4416 PG 460 DB 4786/17 PLAT BENCHMARK Benchmark for topographic survey is the top of a sewer manhole located northeast of the site. Elev. = 536.95' Datum: NAVD88 SOURCE OF Boundary & topographic survey information provided by: Commonwealth Land Surveying 319 Rio Road W Charlottesville, VA 22901 2/6/17 Additional topography provided by Albemarle County GIS BUILDING I Maximum: 65' Floors above 40' or the third story shall be stepped back a minimum of 15' from the front of the building. Proposed Height: (Church) 34' SETBACKS Front Max: 30' from right of way or exterior edge of sidewalk if outside right of way Front Min: 10' from right of way or exterior edge of sidewalk if outside right of way *Note: Setbacks shown on the plans are measured from the private street easement from both Rolkin Road and Hansen Road Side & Rear: Adjacent to RA district boundary, residential, or Monticello Historic District Building Min. 50', Max. None Parking Min. 20', Max. None Adjacent to commercial or industrial Structure shall be constructed and separated in accordance with current edition of Building Code. EXISTING Vacant Land PROPOSED USE 28,246 SF Church with Associated Parking FLOOD According to the FEMA Flood Insurance Rate Map, effective date February 4, 2005 (Community Panel 51003CO289D), this property does not lie within the Zone AE 100- ear flood plain. PARKING UL Proposed Use: Religious Assembly (Shopping Center Calculation Used) Required Parking: 5.5 spaces per 1000 sq ft of gross floor area Area of Building = 28246 SF / 1000 SF = 28.25 x 5.5 = 155 Parking Spaces Required Provided on Property Parking, Not on Street = 160 Spaces (Includes 7 HC) Provided on Property Parking on Street = 26 Spaces Total Parking Provided = 186 Spaces NOTE: The 20 Parking Spaces shown along the opposite side of Rolkin Road (offsite) are n required for this application. This note is being provided to acknowledge that there is this parking, and it will be available for any further amendments for additional square footage permitted by the Z A. T IT '(I All water and sanitary sewer services are to be provided by Albemarle County Service Authority. Backflow prevention measures shall be installed in accordance with ACSA Standards. WATERSHED This site is not located within a water supply protection area. LIGHTING Proposed lighting and photometrics are included on Sheet C10. SCHEDULELAND USE EXISTING Area % Road 29,833 SF 11.15% Sidewalk 10,839 SF 4.05% Open space 226,863 SF 84.80% Total= 267.535 SF (6.14 ac.) PROPOSED Area % Building 11,402 SF 8.19% Pavement 109,816 SF 78.91 % Walkways 17,948 SF 12.90% Impervious area 139,166 SF 52.02% Open space 128,369 SF 47.9&% Totol= 267,535 SF (6.14 ac.) SIGNS All signs shall conform with the MUTCD Guidelines. ITE TRIP Trip Generation Manual, 10th Edition AM PM Use Description ITE Qty in out Total in out Total Church Sunday Peak Hour 560 28246 sf 142 153 295 Church Weekday 560 28246 sf 1 10 8 18 16 10 25 In the event that the owner of the adjacent property TMP 78-73A1, which holds a stormwater easement across TMP 78-73AB us shown on this site plan, were to damage or destroy any of the required improvements shown on this site plan (including but not limited to parking areas, access aisles, curb and gutter, retaining walls, landscaping, as well as storm drain pipes and structures) the owner of TMP 78-73AB would be fully responsible for the reconstruction of the improvements or in violation of this site plan. FIRE OFFICIAL L04 4 l Submittal Type Reviewed and Approved by the Commun+ Dev lopment Department ARCHITECTURAL REVIEW BOARD Date 1 File# BUILDING OFFICIAL �obicdnaturey L1:s4- ap a"o•w,c; . VIRGINIA DEPARTMENT OF TRANSPORATION -M � /H1 M . • rt s'S'(ONAL ��C U mok COUNTY OF ALBEMARLE Dept. of Planning & Community Development -401 McIntire Road Charlottesville, Virginia 22902.4,596 (8W) 296-5823 October 28, 1998 Steve Melton 195 Riverbend Dr Charlottesville, VA 22911 RE: ZMA-98-20 Pantops PD-MC Tax Map 78, Parcels 20A, 73, 73A, 75 and 76 Dear Mr. Melton: The Albemarle County Board of Supervisors, at its meeting on October 21, 1998, approved the above - noted request for approvalof an application plan for the general develoment of 49.34 acres, zoned PD-MC (Planned Development Mixed Commercial); HC (Highway Commercial) and EC (Entrance Corridor Verlay District). Please note that this approval is subject to four modifications for the appication plan d four requirements for application plan approval. The modifications and requirements are as follow: Modifications fair A Utication Plana royal: a. The Board granted a waiver of restrictions to development on critical slopes for and restricted to the Kroger Shopping Center site, the DMV site and to those areas shown for roadways and other infrastructure improvements on the Application Plan. Subsequent requests for other'criticai slopes waivers as may be requested as other site plans are presented will be entertained by the Planning Commision. b. The Board did not find that the request for relief from stormwater detention requirements to be contrary to general planning/policy issues. The Board will allow -administrative determination bv the Engineering Departent subject to satisfaction of the Engineering Department concerns as to adequacy of water quality measures as well as adequacy of downstream channels; c. The Board can determine no compelling reason to incorporate commercial roadways into the public road network. Private roads will generally allow more flexibiitv in site design due to more flexiblity in setbacks and improvements which may occur within the right-of-way, Therefore, the Board approved usage of private roadways internal to the development. This should not be viewed as a zoning restriction/prohibition to Board approval of these roads as public roads at some future date; and d. The Board believes that PD-SC parking standard Nvas intended to encourage a Planned Development approach for shopping center development. The Board found that this intent has been accomplished through this petition and that usage of the PD-SC parking standard would be A111111111b, appropriate with this intent as well as with standards of the Comprehensive Plan. COUNTY OF ALBEMARLE Department of Planning & Community Development 401 McIntire Road, -Room 218 Charlottesville, Virginia 229024596 (434) 296 - 5823 Fax (434) 972 - 4012 February 25, 2003 11 Z A414 C2 - 0 5 Katurah Roell 195 Riverbend Drive Charlottesville, VA 22911 Dennis Minetos 1389 Richmond Road Charlottesville, VA 22911 RE: ZMA-02-08 South Pantops Office', Tax Map 78, Parcel 73A and 13 Dear Mr. Roell and Mr. Minetos: The Albemarle County Board of Supervisors, at its meeting on, February 12, 2003, approved by a vote of to amend the application plan for ZMA 98-20 for the Tax Map 78, Parcel 73A as outlined below, and with acceptance of the applicants proffers (attached). Tax Ma 78-73A: Modification of the ZMA 98-20 Application Plan and Proffers: A. The portion of the Application Plan for ZMA 98-20 (Attachment 8), outlined in red, located generally west of Hansen Road, and comprised of the area designated as "Hotel # 7 - 100 Rooms" on the attached copy of the ZMA 98-20 Application Plan, is amended to allow "Office Space" instead of a hotel. The development of this Office Space area shall be in general accord with the "Preliminary Site Development Plans for Office at South'Pantops", prepared by Rivanna Engineering, dated January 3. 2002 and revised January 7, 2003 (Attachment A). located generally B. The portion of the Application Plan for ZMA 98-20 (Attachment 3) outlined in blue, east of Hansen Road, and comprised of the area designated as "Office Space # 5 - 45, 000 SQ FT". is amended to reduce the permitted square footage of office space use from forty-five thousand (45. 000) square feet to twenty thousand (20, 000) square. C. The tree conservation area depicted by dotted lines on the "Preliminary Site Development Plans for Office at South Pantops", prepared by Rivanna Engineering, dated January 3, 2002 and revised January 7, 2003 (Attachment A) may be reduced in size so that its western boundary is moved in from the common property line with Tax Map 78 parcel 13A by up to fifty (50) feet. D. The three modifications listed in A, 8 and C above are in addition to those previously approved, and i in all other respects the previously approved Application Plan and the modifications and requirements reffacted in the October 28, 1998 letter (Attachment Q) apply, E. The applicant shall provide the County with a modified application plan showing the changes authorized by the modifications, listed in A. 3 and C above. per section 8. 5.5 of the Albemarle County Zoning Ordinance. However. the modified application plan can be limited to the area covered by this zoning request. F. Accept the proffer pertaining to the 120-foot "no build zone" (Attachment D). AM, RWl: 1. A landscape plan providing full screening of all buildings and parking areas visible from Monticello shall be provided as a condition of site plan approval for an development. The landscape plan may preserve existing trees or provide plantings which shall provide the necessary screening within 15 years. 2. A meet tree plan providing a visual buffer for Hansen Road and Rolkin Road shall be provided as a condition of site plan or road plan approval. Large street trees shall be planted on both sides of such roads in accordance with Section 32.7.9.6 of the Zoning Ordinance and shall be staggered on opposite sides of the road. 3. All buildings shall be designed to provide rooftop style, treatment and color schemes which I assure minimal visual impact on the Monticello vlewshed. Assurance of such style, treatment and color schemes shall be a condition of final site plan approval. Such approval may be given by the Director of Planning and Community Development after providing notice to the Thomas Jefferson Memorial Foundation and an opportunity for Foundation comments to be considered. 4. Approval and execution of the Four Party Road Improvement Agreement substantially in accord with the document dated October 20, 1998, and attached hereto, shall be required prior to the approval of any development plan. If you have any questions or comments regarding the above -noted action, please do not hesitate to contact me. Sincerely, Ronald S. Keeler Chief of Planning RSK/jef Cc: Amelia McCullev Jack Kelsey Tex Weaver Steve Allshouse Gordon Gledhill Page 2 February 25, 2003 The Board also approved by a 6:0 vote to rezone a portion of Tax Map 78, Parcel 13 from the Planned Development Mixed Commercial District (PD-MC) to Highway Commercial (HC) as outlined below and with acceptance of the applicants proffer (see attached). Tax MaD 78.13: Rezoning from MC to HC: A. l The portion of the Application Plan for ZMA 98-20 (Attachment S), outlined in green, which was added to Tax Map 78 parcel 13, is rezoned to HC (Highway Commercial) from PDMC (Planned Development -Mixed Commercial). 8. Accept the proffer pertaining to the 120-foot "no build zone" (Attachment 0). If you should have any questions or comments regarding the above -noted action, please do not hesitate to contact me. Sincerely, V. Wayne Cilim Irg Director of Pl21ng & Community Developme VWC/jcf Cc: Amelia McCulley Jack Kelsey Tex Weaver Steve Allshouse Matt Grimes, VDOT AL COUNTY OF ALBEMARLE 7 Department of Budding Code and Zoning Services 401 McIntire Road, Room 227 Charlottesville, Virginia 229024596 FAX 1804) 972-4126 TELEPHONE (804) 296-5832 TID (804) MEMORANDUM TO: The file, ZMA 98-20 FROM: Amelia McCulley, Zoning Administratit Wayne Cilimberg, Director of Planning and Community Development DATE: 01/19/01 0 RE: Landscape Plans for the entire Pantops PD-MC zoned by ZMA 98-20 This document is a Memorandum of Agreement set forth in an effort to meet the intent of the first "Requirements for Application Plan Approval" from ZMA 98-20. On October 21, 1998 the Board of Supervisors approved the Planned Development Mixed Commercial Application Plan with the following condition: I. A landscape plan providing full screening of a// buildings and parking areas visible from Monticello shall be provided as a condition of site plan approval for all development. The landscape plan may preserve existing trees or provide plantings which shall provide the necessary screening within 15 years. The goal of "full screening" is not only to fully obscure but to provide the maximum screening through integration with the existing character of the forested slopes within the viewshed of Monticello. The County, the Developer and Thomas Jefferson Memorial Foundation all hereby agree that the following guidelines will be used in review of all the pertinent site plans on a case -by -case basis: The sites should appear as natural as possible after development. This may involve randomly placing trees on a slope rather than having a large mowed area or a staggered row of evergreens. It may also provide for screening evergreen trees to be mixed with deciduous trees so as not to create a "block of green" every winter when the deciduous trees in the naturalized areas surrounding the development drop their leaves. The screening needs to be substantial, but a softer silhouette than the standard, using indigenous trees wherever possible, and scattered or in clumps, not in rows. Consideration should be given to species that will grow to a substantial size and are disease resistant so that they will survive and integrate into the native habitat. There will be different considerations on each site depending on the acreage of the site, the topography or terrain, the visibility from Monticello, and the surrounding natural microcosm. The height, size, layout and colors used on the buildings to be constructed will also effect the required landscaping. Since cars and other vehicles reflect light and draw attention to one spot in a field of vision, thorough landscaping of parking lots and accessways is also a major consideration. Planning staff in their professional capacity will review the landscape plans for all sites within the PD-MC. In the process, they must uphold the Zoning Ordinance, the co ; nditions of the Application Plan, and help achieve the goals set out above. Agreed to by: Kat Imhoff, for Thoma4,45ifferson MWISorial Foundation Steve Melton, for Hurt Investment Company ATTACHMENT Original Froner y Iluz Amended Proffer 2/12103 (Amendment # 3 PROFFER FORM (For South Pantops Office) Date: February 12, 2003 ZMA # 2002-008 Tax Map and Parcel Number(s) 78-73A 6.96+ Acre to be rezoned from PDMC to PDMC Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the owner, or its duly authorized agent, hereby voluntarily proffers the conditions listed below which shall be applied to the property, if rezoned. These conditions are proffered as a put of the requested rezoning and it is agreed that: (1) the rezoning itself gives rise to the need for the conditions; and (2) such conditions have a reasonable relation to the rezoning request. (1) The Owner hereby proffers not to construct any building within 120 fed of the common property line with Carriage Gate (TMP 78-20NN ) for the purposes of the possibility of extending a road through that portion of theperiod f TEN years. After such time this proffer will expire. TC0 f (ateo -,7- 1 Z - I'LL wo- LL� ijpAmes_ of All Owners 7-1 Prm-Ridd Names of All Owners Date OR Signature of Attorney -in -Fact Printed Name of Attorney -in -Fact (Attach Proper Power of Attorney) ............. Original Proffer 1/7/02 Amended Proffer /03 (Amendment 9 3 PROFFER FORM (For Dennis Enterprises) Date: February 12,2003 ZMA # 2002-008 Tax Map and Parcel Number(s) 78-13 I + Acre to be rezoned from PDMC to HC Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the owner, or its duly authorized agent hereby voluntarily proffers the conditions listed below which shall be applied to the property, if rezoned. These conditions are proffered as a part of the requested rezoning and it. is agreed that: (1) the rezoning itself gives rise to the need for the conditions; and (2) such conditions have a reasonable relation to the rezoning request. (1) The Owner hereby proffers not to construct any building within 120 feet of the common property line with Carriage Gate (TNW 78-20NN) for the purposes of the possibility of extending a read through that portion of the property for a period of TEN years. After such time this proffer will expire. 4Signatures '&of All Owners Printed Names of All Owners Date. Signature of Attorney -in -Fact Printed Name of Attorney -in -Fact 0 Z N W W Z W Original Proffers X Z Amendment IL 0 In PROFFER STATEMENT Z V) ZMA Number: 2018-00002 Tax Map and Parcel Number: 07800-00-00-073AB qy M 0 N Point Church W Owner: UJ < 0� > 1428 Greenbrier Place Charlottesville, VA 22901 V) Li _J _J ca > Date of Proffer Signature: Njtk* �3 t 7_0 I W V) �f V) A request to amend item (B) ofZAIM-2002-00008, a modification ofZAIL4-1998-00020, to allow < 6 0 *,4 0, W _J for 55, 000 sqfl of* square footage in the area designated cis "Office Space #5 - 45, 000 SO y gross < FT- in the application plan for ZMA 98-20 The Point Church, is the owner (the "Owner") of Tax Map and Parcel Number 07800-00-00- 073AB (the "Property") which is the subject of rezonina, application ZMA 2018-00002, a project known as "Hansen Road Office" (the "Project"). Pursuant to Section 33 of the Albemarle County Zoning Ordinance (Chapter 18 of the Albemarle County Code), the Owner hereby voluntarily proffers the conditions listed below which shall be applied to the Property if ZMA 2018-00002 is approved. These conditions are proffered as a part of the requested rezoning and the Owner acknowledges that the conditions are reasonable. Each T l M. HIMP > signatory below signing on behalf of the Owner covenants and warrants that they are an isN 45183 authorized signatory of the Owner for this Proffer Statement. 1. PEDESTRIAN PATH: The existing asphalt path adjacent to Rolkin Road along the southwestern border of the property shall be improved to Class A - type I low - maintenance pedestrian path standards as stated in Section 7 (H) of the Albemarle County Design Standards Manual, last updated on April 27, 2015, with the exception of minimum width which shall be a minimum six (6) foot surface (the "improvements"). These improvements shall be made prior to issuance of certificate of occupancy for any building constructed that contains additional square footage approved as a result of ZMA 2018-0002. (n In U3 ® (a) D dication of Easement: Upon completion of pedestrian path improvements, the property Owner shall dedicate a nari-exclusive easement on and across the E E E pedestrian path for public use. This easement shall be no greater than six (6) feet E E E 0 0 0 in width. o r W rn c.D-4 CD C) CD C-,J C,4 CN 00 (0 f-- a LbJ_Maintenance: The property Owner shall maintain the path improvements to rernain in accordance with Class A - type I low -maintenance pedestrian path standards as stated in Section 7 (H) of the Design Standards Manual, with the exception of minirrium width which shall be a minimum six foot (6') surface. The property Owner shall keep the pedestrian path clear of obstructions, except during severe temporat-f weather events, Z Iry The undersigned Owner hereby proffers that the use and development of the Property shall be in confori-nance with the proffers and conditions herein above. This document shall supersede all 0> other agreements, proffers or conditions that may be found to be in conflict. The Owner agrees that all proffers shall be binding to the property, which means the proffers shall be transferred to 0 Ift all future property successors of the land, LL Z WITNESS the following signature: The Point Church Z " "'o", - " Church U It4 LU B U VJ > COMMONWEALTH OF VIRGINIA UJ a: CITY/COUNTY OF r Lt.Akwft&k�, to wit: LL 0 The foregoing instrument was acknowledged before me thisaS 'day of 2019 LU by The Point Church. A^ LU AO My Commission expires: dary Public, Date If 10/10/19 Scale 1 40' ISTFiNrION NO.,. Z 7723819 Sheet No. 'My r W-4EXPIRES., L.L. OF 8 File No. 16.025 A3 1 Z-:' x V 5. 5' Max°y wall height 4' Separatio Between Walls Directional Arro One Way Si h Playground Area l Cd .00� 3 Ell `-22 risers @ 0.5' each GiontPntps-1-6 E lu c. \13 risers @ 0.5' each (i J a s 46 - 9'x20' parking spaces Rn I KIN ROAD SPEED LIMIT 25 MPH .I-ECTRIC MAMP'GRIVIT TELEPHONE PEDESTAL (min. 20' required) t f 0J St I! CG 6 _ UU—b See Road Section ROAD IMPROVEMENTS TO REMAIN Detail 6/C15 WITHIN 50' ACCESS EASEMENT ELECTRIC TRANSF 'MER TELEPHONE PEDESTALS/ i i� 1 �0 1 Z 4 l N W W ., Z �Z v W I I, W iL d V) 0 I N W> e W "- F � � i0 I+ W 1 Q N I Cn U 1 t i r HIMP is N7�o 5183 1 1� i i i i (n u) ui i 0 W E E E / C) U U / O U O O O N J J J � � r �.(.Q 0 <C 4C d $ CJ7 (7] CD CD C) O v N N N 00 Ca NEW ' CLASS A TAPE 1 a LOW MAINTENANCE PEDESTRIAN PATH PER ALB. CO. STANDARDS AND DESIGN MANUAL 30 0 30 60 90 SCALE: 1 " = 30' /File No. 16.025 I / IMITS OF FIELD SURVEYED TOPOGRAPHY \ \ , � % � % ,��\ \ \ �, \ I I �- REE PROTECTION FENCING r � � , `I � I I -1� X, - k � C 1- � � /-RETAINING WALL A 1, , . � ' I r , MAX. HEIGHT 6' � I . " IN MANAGED SLOPES AREA , , 1. � �l 1� \\ ,--- I �111 .. -1 -v 1�"'l , - ... r _,; \ 1�', '11.1 -i V \ --1 32 A3 � , / -� ,�, I " - I I I j / , - --- I I I tf) / i Z I /" ,.- -.-- r / � I I � / I I 11 'I I , 1 I t N,�� i �!, / / .. . I - -1 ,-z� ; % �� ',� � I'll, � I � , ', ( �' -, &S, ,/ ,, ,/ // , � I � 1 1, I / / I ) - 11 I i V' / / , � i I ; - - -- 1. / � . 1 . I . � / I , , ��. � , , . I - , z .. / '. ,, , V / / '. 11 . .:. . I I I / ( " - , I " �%*, / . � � , . . .,.*", � 'I) f I I / / 'Z 1� , I " � /il' / / � / z , � -, ...'. I :�: " '. , � // . � , -1� ....... , : , I... oll / 11 ,� I .. J / - I I / � �1� ....%. � I / / / , / I", �%...�. ,l 'I " , , ry iq, , , . -- -- �, � , 1, I! T,,,,� , oll � I � -, --- -- , I I/ - � / I \, ( /' ", I',- .l.l.% I i I � v 1��'. / / � . \ k \ � , %1.1.1 .. / � I 11 � , / 11 �...: , "- / ... I , / � � ... I ,� A� 10 ," 'EL�NCTRIC I / *"" 1�. I I � � , . - I I -.:� 41i , I I . J � � / / " .*.,. , / �! �-� JRAN�F'l ER :,.%. I ( I �o // /I / , p , / I :c� / / /I r�ll - -.1%.. . \ \ � . I . co ) I � - .. � " � . .. .�� - - , I'll . . . . / / � -- / � I I ,� / I - � , -- I '. / / ,� .'.*.*. , ,� \� U�-- - �- " / / , - - ----- I , ..- � "I I ` .1 i .-, I / / / o"', rrrrrr I, I I -A -.*- �- , I / � .13 %%%, - IV " ,, -: - � :::%: . , 40 / / / I �Y Av-",!lAC',4. .l..%l I I t " . , / � ... I / . ,!, )l / TELEPHON� ,"�Y/l TT.� ,v -\ ::,::,.", I I , " . ' 11 " v- .,.*: / i'Alf?- -1� / . It /I y- PEDLSfAAJ�'S ,-- ", ��, ,VA-, \ � .,:...., / i / � / - �'-, �, t , -,--I' � ....% .. - / ? I I / // / / I/ "j-1,10, -11'111TI-I�A- . - / "'.1 / / - ��,- ,-ld / / I , I I , , A-V",i , --yv 11.1. � / / . " , , l N I �r / , 1 I , �' ,,,,, �/ -- , / I 1, A- 1 � , / I / / / , / I � ,,, -y �- I .... / I �� , I I I 1, �:vv-,,- :\, ... .., / c) - . ." , -1 - :,: / " - '�-1 1�1 I . .. /1\1 11 / / , � ,,, V � I � - ... I / 1. --A� -Y� - 's - \ `1� , - / / / I / , 1 , 1� �� ,\1 "v 4l/ / I/ / ,/ -- I -A .1 - h-y-A - v � / / / ., I ... V�� I " /y, , �,, , , -V . , - - -- I 11 (o I / . - , - -- I I , .. ,/ / / "I / J'ZI-V, A -,`�""�-�,�,,-,,- -1 I / / v " "? . �,,-l".-f,'a I ll� - I I '' , � , - " , / / / � / " , , / , "'' /i ,:� '11�k,/, 'A., �,\ :'.11- - / / 1/1 11 / vl ,�,- ','��'� \ I ..... I //"' , , - ,yrv,:', -� I I , I ) I �, �,,; � I " I - � ",".., , , "-,.A i .� I / / I / / I - �) �C'Y-1 � - "' � , . " /, �� 1, � , , / / .1 / .1 / -, -- �� , - , . . '\ / I i / ii - - `,�:, -\- `V/ k ,,�N - - � I ,/ I / / " // ". - ,�� - " -- y - I / � / / I * , . / / k,I-x-, �All, 11 \ 11 -.%� , - /I -I- I 1, I \ -� / / 1� , , '�,`,' , I - - , -t -),,�o; �� . ., I I , , -v - � V I ", - � , ,.��A �-� � � , " �xl ,��,�� - , l/ , / , �� I ,-� 1; \ �1 I I / / / / I/ I I I I t 1,A-1 "I - / / / / �, , / / �- �, '- - V11 11 1-1c,"3 " l/A.'-':,, "'rk � , . \ , / , �� A - e le / / I / '. , '�-l -�-V A. 1- -., � -%-.. ------ - I - / I / / I / / , -t,, "e v - ',,',`,-- v I � I / I / // I / 11, " A �,.- t i ,1� -1 , , I / / / / / , - , -� � V'--y-A ....... , 11 ..:..* , I / 1; / " � '/', 'j-', , ., / / / --�,�r-�' �,,�- , " �/, ". r � � - ' � ,� -, .*..:: `,� I " - � � h , / I / — , I �, "A �- -1- I 'j,-k ,,-, %. , - - I / , ,)�� .-- ,o�V;� - ''Hel � ) /I I / , / , � ,� "I I 1, `( � '.'.,: � � / - I / , I �� 1-1, � / -� -�, �p / I / , " ,,�, ,- -- 1� �,,A - � *.%%, / , � / -- �, / , - ,, . \ / , / , / I / I 11 ,�Av,-AY' A -, 1-� .� ;, � .1;." I I / ! / ,l \, , , �-\-t!`�,:J'f'--,-`� -� -.1, ... I � � , " I . I - -- �,On ,A I , , "I i I I i -, / " / 7, � -Y ,,, , - Y , - I / / � /, , , -:!, ,�,,Z,-. / I.... I . - ", / � �--r ,.�j,�' - ,� �- �', / / � \ �:A. .`( X IV . I / / , I / / \ e ,- � / / I o�`v,AVV-,'�--,,--,- �, A " -A, . \ - .1 / / I / , , , 1, // / , A� - 1 A)� V�'n-'?(V-1 , � .- -�,� , I , -1 ,,, I --V, I � I -, - , - I , �l -1 , - ,z 1. /I , , / 1, � - , ;'N - , I "�,V?� �, " g. 1, / / I / // / - V / 1, . , 11 , � -- , " � 1� ... / I / / " �l IV, A " ,�� , i / / I I I v ,i, 1 ��,-",!,, �. -W / / / , , rv, �, AQ"'��,JtVll'c , A,7111-� I - ". � ... � � \ I , / / I � V - � � I ... , / / , / / \ \ / , / I I I -V �,\ V / � / / . 1-111, vv-f!�-�-A �-�,,�� , ; , / / ,� - / \ J, 11 �� / / /I / r, !,3 - , ��;/,? -,",// �� , , \ , / / / / / / / / \ / / ;�� 11 I / / - % �, ,T I � 11- V, �1-7-111, " -, , , ,- I / / / , I / I f"J, I / �`��-/,�- ": - " ", \ �\, 10 / , / ,�A/-"�rlv �-�,i , I ,", , �V� " - I/ // / . / / �, / I Al- -,-�- :V7'A.jo--��. " \ -- / / , . // I / � "', I / I I ,� �-� . . �, I A-//l ..., , \ �, / 1 / / / / I / ,V` I / / , , - YZA K � � , �-,�.� w � - - , / A�l � , -- I \ *l/ / " / I I - , , , I kl- 'A - � — f , /, - � , " - , � , . � " -. � .. - - / /I I -,, , ': ,o-xl�,� , , I -, ;- �v , - - I I / / , \ -417 , - - -� , i I? / - I I \ , "I ruA --!r ,v� �/ / � I / / � -� ,� " ," r, � , - , ,�-j I � , I 1, � ,, ,-�;j . �r/ ... v � ,-I-,-, * - / / 11 , 'I , \� ; �l , / ,�', ,� ,�x � � ." /� , I I 1. % ''V-l-- , - , -�� " � , , �, . -: // , / \ / �, " " / , '. I / 11 � " , '. T ,,, V'Y" , � / I �� I / I/ . \ \ 1\ � I I , - 4 �17' :: � 1, / / , � .. I k,�- . - . 11, " . / I I , T- , A -'- V' ,/;-"" � ,t I , f , � . �� I . :.. , / :, / I,/ \ ---- 41 Z z i-- � f I / / �,,�,�- ' -rl-A- A ..'�'l/\ Ai�V ��/ " I , � I , I- y , 11 � / � 11 - . - -, -�,A v� .1 , , \ r I I / 11 .',I,- . �� -�--\J, A 11 � ) � � ,/ I Y-A Ap 1 1-41 \ �: - I .1 - , / I - P-11", - , - \ I / / �l � -�Ayj ��, 'Y,-,' , .1.1%, - I . ,I ;< IVI ,�-ItIk\' 17 � I ) I " " � - I \ / -x V ;("-j� , � .:::: / / / � / - I \------ \ I& " I � / 1, - '-i-' -" A'4 :�� /-\--,,� ,/ " / / I - - I I \ �,rA-V , , - � � 3,,rv I . � -- - - -�` I / \ Cy I \- -1 I I - "'* I i , I '�, --X-Vry � -�- �I, - � �l � , . - , 11 Ir / / . I / I I- ; �' 11 � � � , � v - - , I/ I Z �'-J� . / I , /' ,, i ',/ / / I I -1 , w- \ ---K , � - , F , k . / / , / / , / - - �k�A I , , - - - - � I � ,/ -y - .'.*.' I , , I I / / - .� ; -�lit IR - , lvl"�Xl-i--�"]v 1, I I , , I ;: . \ i \ - I? V, - ,r--- �,kl, , . /I , , - ''� I , / /I / I I v ", �� v ' / �1, [� ,';.-. I V�, . , . , ,� , , -, � " � . , N ,�, � I I � , - N� i � / , / ... � I I ,� / . \, ,� I V -�, v - � � � .. , , \ '.,.* I / -7, , - , , - ''. �/ / / )" \ / / -�--� j, / / / / "I '1�', �, - � , *1 4 " - � " ...y - d'! - � . I � / I , � � I , ( - �-' I / f I . . . . . I'll �. ,�, , - , �--T , I � "� 7 . ft I �� , - � , \ x ? - / /j, , I , -��,-� !,3 , � , � Y- `� I '. , I -,- I / � / /I " , '-, , 11", ),-X,- � � -.,j I ....12 I / / / / / / , - - - 'I, Z,lrlvll " / , � � , v A -f - , � , � , \ I / v a,�� I , - " / " ,/ , � ,vl� - � P7 1 ; , / � / , I A 'A � I - � 'All k i- V�A V-vav � -- - / ; I /, . / I - r I Al-'r . - � - , - - , , , - , --�- -,�A, iP - " � \ - ) / / , , � �', " 1, - I " I " - - " I I \ - I / / / " . / - 1, N / z . i / . � \ ��' \,\, ---- 6p / � , // / 1. - V -AV ,� � -"-�v �a - ",- �,�,,vv, I � �'...l ", / ,�l /I I I \ 1\ l\\ , .�, ,/ ,� -'�\, - tv--',�-- --Ikl " ,-Vj-;.A I � , \ __---- / , / ,A, ;,,��/�, - A - � � V.�� , , �� I /, - " I , -1 -l" , 1, I / , - , / -1 ,�A, ,�� -T � 1�, ,, I \ 1�1- x. GiontPntps-1-6 , e / / . - A- -v, ��, i /I , I / I / � , , \ \ 1, \1' I / - // / / /I 0 I %11 y I �,,� I " r� A " , \ - , �-� - , / / / / / , / , - I � - / ", � ..... " v \,�`, ,%--g, �, f/ � �� ,/ , , , I -1 "' � , " , \5 �,� I /I " A--'V�l - -11 - - -A-1- P-� t,�-,, �,,� .. , ., / �l , , \ 1, �1&w- / / . / , ,�;�� ,�\-��/- -,�,',� ,- . . / ". , ,\ \, \ .. �, I / ., � -,Al I -� - , A 5 , k .11 !!!!! -� , / / I I � , , - -, T i / I " 11 / /I I A / V1, , - - - Po I ...., / I � � -, Xx � , / , - � �, I 1". I I -�� A ---�. "/�i-l-,- -, - I 1� ?/ .... tc, 1; /. il / / " / I - , -, - ��O�.'�A-"�,�",' I -, ::.. / I \ \ - s 1� . , Y , \,�lf -�,,k, � -t � ,; A I - ; I -�, / / : I 11 \ % -- 10 . / / , � �, I I �- �V A-, , A- I \ \ \ . -,-,- "", / " I , t, �- - -, , . . - / ;: , � .:.,. \ -Ij 11 � i 11 I " , , I ---� I � I , ,�,�A`V-kl�'� / I , I \ . / " ; �. � I ;, � , \ . , I L�,'A , '11 - , r, -,--' ,,��, �. / I , I I I - , . , , -. , \ \�N / z ", / / I , � ,v Xl*�- A , ��P'l I - - , \ I \.- a ,,, I I I l.r. , J� - , .�:� I �, I � - �o " I ;�l -Z , - V '') , � ,- I � �, ��' I I f / / � / . , � : I \, \\ \\\ \ �-- 4 "I / / / , I "I "" y " -Vl - A--YT,�A--A'l`, cv\, ", 0 'A� !A-, I 11 I / / // �/l , / 'I, :::�i!i 1. Z).Z) \ - - -)� �-p,v",,�� ,:,�, 'V� / z " � ��!�,� �p::-: I y 1, -,--) / , " , :: \ \ I ) \ / - "' , � -- - � , I I / � .., - 11 \ / -------� ,/.,� /I ,� -F,�'Allv, lt)rll - .�- `-;)(-U,Air'-�\,��v '/ � : / // , I . / / I // I / I - .... / I - "/ �X) A -Al A � A;l- I - .�", \1 I - - I / - — ,V"N ")� VV-`ft'-�,A---��'.A \,�-�,:, � I � / - �-�, I I - - ,, / .. " , , � �, / .... / , - � - , , -,. ' ' I ) I � �, � llp ,eTELE;PHON/El "I" llew-0,N, 1� - ,� -, .\ g"o I �1- 11 i I I � I PE A I -, --� I /� -�'A ,� -1 , / ... , / - f� �j)AL�5 , � C -\ "clA."'. �,/,�, - - / :.%, 1, / I A-rx, .��a-� � , -k- , ,., , - / I ...'. "I , �,. � ..*.,. ' ' / I ' '/ " / / \ �, - ,� - I I / " / " � - X ND / / "' ' ' ' 1:1;::1, I , v ,,�- 1. , ,,,<-"x - -- 1-11, "I 1p, , . � � ..... :.. I .. Al I I I ,,-!,-� I I -- �- pp c " .. I I/ I - k � - W ( HU171t, / / , - / 11 I /"-t35--\ �/;�\ -,� '� , - , - v ::-:-* , / , " , \ �-- 1--� "O��4p:, ,� , - , .v k - , - � ..: / I ; / ,/ / / � , � j� � I -tic � ,?,� k V/ ,�... U ERDR IN / ,/ ' , , / ,� /; / / .`-1 ,-�` ' /I - � .�-1 I IT- � -k � I , / ��i��!�� i� L-��--� � , , � y , IMP, � , !,��: " -�, - / -4, , "' - Y, �. ,� -k-7 .:::-. q� . i �,� . - --, "p ,,-,' 'Pop , / vl-r � I "o- - , �,� I .-I-X 'n, �- �1� � - � I . \ ---.. / / " /' , / '/ An,*:- \ -, . TR " " - -lv� , & 1, ,- , " , - �,, � / - --, -, , . ' V�Tl-'V\-,�"-,�;'�,-�,--�'��"\,�v",--,,_,,,O�-,!�- lvk.�A j".]Nb:�,,' - t .-'�.::l , ,/ �. , ,� , I - - -- \,J, , EIC, ' - , - I �', '6�1 - 1 ..., -B I ��.'.!�iq 1-1 � � � \ N ->\ ---, ,. <�� EL X ST ��4 , , --, . ,\ 'N n1 `�k� 't', " � / .., , I -� ,., , ,,�'p I � , ,�� I ,... ,� !,-,�, '' ,- IV � � � � � , \ - , -,-.--- - `V -11, -11""", ' " A ' "` -1� I, V-�'J-,- -v- , � , - �A-\- -\rvf 1, ,/� � LO E'�N WAI I/ I z � i�.�.�V ��i�i��i \ \� -- ,,--'�' --\,-- TRAN, ' ORM , \/� � --A.'k, �-1 � 11-1-�- �)� LL , / / ,/ ... I:, ::�..:. � �.::. � � � -- 1, I " , 6- -�,4 ,,� / .1 I / �l ,�,4, \ , \ \ i � %, eO I-,' ,--*� �,�, --" ,-,- � " ,` - --%I I -A-v, " � Y lt�/ / , .,:.'� I / �, ,��,�- , VA" - , / -V,�l -, ,. � 'C', - �4--r-coA"--v �V'v, 1, ',-,N--/ ..... � I �::: �� 11. --� ak, !; �' I\ I I I ,� "z �, � -�-I, X., ,�--,v,�kv�,\ /A-v -y". � � �� " -- --�J�7'� - , .%%, � / / 11 .. ?� ,---- , � �,� \ ��,, x I - ,� , , .,.,� �,,� , . -� I � \, , ) iv - l..:ll. i, 4 i -- ,� �,b , ", " � � . . .. . � I , , -�, , -- K i il ,�'! , - �,� - 'VA I ... I ,lw'le 4 plk- \ \ �l --- \ �111111 , - -, , - I I / / / ;:q 11 - 1, ' -A A , , :. " , " " . , I -�`!c � --',:;� `�'j ' '- . .. , , �� , , - `�\ ,�, - / k- �-,�,�- - -� � " .��l - , ::;;:., - ,�$ �141 1, ", a L, !X*] \11 4.,,� \" / -- � '..- ,--" �- -, ,-, , ,.. 1-1 �A - k "'I -0.1 - / / !��!T. . - ) - I 'VI k V A- -��'C � I I ,\ I � -. ', TREE PROTECTION FEN �:��i� � - I � I ,,,, � � ,- 1�\ ll-� ,�""" , ., � - I I \�� I , V., , , . . CING, I/ 1, / / . , I "i ) - � -V N�,\� 11 - 1, .., . I - �- - , � -- , �7�,'\��`.,' _If, ..... I / � , . ,� 1� - � -�O,A'Qi,:IA - , ''�-''/` �-Tl�, -,-� . "I I I ,��;:ii �ii:i , , I " / 1 I � \ - -- sp � ,-� " � � ,rt-, `r��'%':v , _V, - , / � -- I , , / / , . , i / - . / I � s I-- �. I �, , y -14, , , , - -, , � 'SH , , XLf "' � / �ii!!:�:�!�� . � � � C� --� ��A'/, �, \ --� - D ' CK ROM ,A$PH /, - \ \ 4 1 1, \-� I - ,l . " '. 1, - 1) I r IV,--- ,.,� -� I--- � 1� V-, -- �, - - - �, I-, - �\'l\ - � --' - I / - k� .! ,�l I'v - -)� - \,�/, 3. \ , I � ,, �� r - � ,-b 00 - - r - --� - -- - . �- �, " ,�: ,\ � k-�� I (� , � , , I - " - , , �, " - ,��i�]�! , I - � \ I :�� ,.,�,�\,:,� I �( .\ " � � � - I I /-, I - � - . , , // , I " �� , 1- I k --v I - - *.�,��:;:lli, ��C� "., "" � �,��, - """.( � - " ::i;.��M - �' -- � -1 1��, , �-� I �V.� ,� , I / / I i� ,, , \ i , / .!�i�� ,-..:. I � ,� c - / / , 1-- 0� � " p $:�j;:�,j . 17 � � - -4 - z "I " �� --T�� / / / " " . � �, / , �l i ', -- '1000 " -, - - � - �l " . -�, ,V-� � ", �� )"A � - , / . 11 � / / . \ " -, , , 1,�,,- -,,,, , - ,- � - - -V'��,',��.�-�-V-J-, I . "I I / " ""j i I-- - , --l", - " -- " --- I" . �. - !i��i��$�ii .;��i��! ��: ,� �;, �� r44 11-11 I -------- - - I I )JA-��Al-�k� 1,��--�,--�,,.�-I,r,�-N,�-�'V��.,'-*-'��, - - \ I /' 1, " �, I I OI I / mm I/ , \ \ , - -- � , , I I 1�r,i I "- .- � - I / / / i; , ow -- \ 1� ---- - -- -- - � . CO-i ��-V '/ � � i , , , f - , / / ;f1jllz :, ... ;,;:.:::::.i�j�:�]�: / I \ \ '\ ,4�, � / � -wa- ." -, �, -- -, � �, ".\ -t A A I , i / I . � I ", ", ,. � I -I ,�� / \ , � , 1. / -- - W� - gxs � -,,-'- ,�- -- ,- -_, , " , - , - - - , - -�`,A�-,�,�,A-J* ,j / � /' , :::.." ,.: 1, ,X gxxx , , �-' -�- -��,- r kAl,�l , --� - , .1. " , .:: 1 � / . �v -)�)--T "," �: ".., ') 11 \ --,I,A� -� I ��:N ,;::y::il � , -t�a 11 � v -\-- - - / 11 . 'T , - . I I / , i�:. w \ � - E=su -,,� ,- ,---- - -, � ��- � �- -,� A /, I / / ,,- " / " . ;.�F, ::: ':j::::.: - , � / vs "I � ,- ,- " - - - - " - I "I I -- ',�rN ,V - I . /I , .� �� I / 1� N -,',---- I -um.-Im - WA .- SIM - so ---rbw�-�- Wo -- I", - ��,� , � k 'Al , M-, A ��,--A -, r , " v , - Y I /I / / / ", / / I / j � �� -044-11-1--l' - "w" "", - ', , , . �, " , , 0� " "I I - "'A , -�5, , V,--�,-�,�,,�, - -11 ,'ziu�'v�\"r"VA";2, ,�,,,�-\-- "-,� , i \ � / "I 1 " , ,11�. . � , I- V� I -I- - , - ,�,- � I .. :iiii., ;: , it I I " -- , - - � � i-v I , / ��; .11,�� tX4 . -, - ,!��!..:�i�ilg t �., / ' ox-VAS-va- , 11110 1, - - -, - -- , - � - , ,/ � : , ��, - ,�- - - ,'- - - �j � �,� , ,.v A� � -- k" .. -- :;,�, \ �,�, � - - ,,�, �, 11 � ,:j �l \ /-- w--"s-w---=--m ,-� - " --- 11 UN-,�-S;pr-�,-T-� -3� , , -),A i �. - -- . ;:::::: I 1pklt , 11 o-o", ,,- �,,- --- " -- --- -� , , i�-,-., , -�--�, I -,,V-��AA.��, A l\-,v r oi - � - - , � 11.1 i '--- W,� M 1� . , --' , " I �--- - - � I -I "I -�� - lgl, /I " / 2", / ", / / / / � . I " - - .. V i-l. �, -� I.(.,, ,1 -�- -Y - , , " �, �:�::" I , I ,- I , ---, " - , - . " - - \ 1, , I'll ,� - k I, u -�, .vw ( \ \ . -s -" -, \ �t��; " -D�A 3 , P �, , / 1 ., -1/ I � -.,---" , -,, . - rl- � - jv\� �\L ,r,`t: -- 0- �A->-�,- , , � , . � I/ / , / / /I " ,. / / --, -- , "), . - 'I. , , - ,�, / " , "I - � --- -, - -� - � - ' F, �� ,Y��'A .. .... -� " T1 -V . , , f , * ��i I \1 , . - I � ". / 11 .-" * 1\ - - �� - Y , / , � . ............ , - -111,11, - � - I ,�-Vv , , - - I - .1".: "" ,� , . , , - - :, nM- " �n -1-1kA, � . \Ikl � , - � � / , / / / " - -- , ---- - ,�. , - � , A� -!,,,\ I - i I / / - � - � � -11 - -, , `c A- tVIr - r , , -� \ ,.::: \ I I . / / .1 / , "I" ,- ,�. - ,�, �l � -`v �A J-� � ��,t - - ... �,,' �i�:��:i�.�� , � , � , ?4'- , . ......... .fl\. , , " - - " �-, -- 11-11'� - " � -�� ,- I :�,S,�,--)r 11 " " I I li;1". - � \ / � / / ,/ / t / -, , � " -- � I,- ,_v , - ��, - , � i, , I / 11 I I " . IV- \ �, , " -� -- " -� , � - � �, V�r�A��w/ I / , � 1", � - " I , , � k-l- I "Al- - , ...'. , I , I - , , - A-� ��, . -, � ,� � t , � ", .. - �l /.. " I - 1 - - I", I .. I - . v -�r A01��J� - " \ �,r, - , 'v-, ". -V \1 -, " // /, , /" , - - I I - I , " I I � , - I'll - \ , , , / , � , � -1 � ..:., I I 11 ,� , - * , , I I , � -,- ,,, V , .%% , , I I � / / -- - - * --1 - A -I �CJ,� K,� ", - T " 3 A \ I I . I / ,. �, " 1 / - , 1 3, �;:�� 1�� "A - I, V'.`�- - --- jlvl-11-1� . \ 11 I /I / , � I I" -11., v 14� �- '--t:5- -,--74'--��' -- \ .... , I I , - �� - -v '- -� �� ,,, - - , ."'. � .1 , �/ / / , , t -..- ub-�Ot�-�-�--IDO,--v " -,,e�, /' � \ -, " , �/ / , / / . . . . . . - , ... ,,, � / / - 1. � "" �, 11- I "" 31:� I '.)4 I � .t '"', Lkl-t-,�"-k-�?,-'%A-;�, �',A I ,�-'� �,A�-(,/`� " - , , . /. I , -��A i,:..��: I , - I , j - "') �. I � - :% ------ --1 - � � ,�- L- V � % ,��,-- !�,'i, � � .1 1. � "ill, I/ / .:::,��! ... "" , ii-, " �� I I .... , -N, � I- � - ,�� -D� -� . ... �Q, - -\ , V � -,-,�-k - - V -�`/ / , - - ��i�;:��:��i;]: i�� , ----- ,., , - --- -- - I � 1,�- �-I % '! �,,�, ��v �, ,,- , If 1- -v -�- J i-��. I " -1 -- - " - � P - , -- � , - - -- . � �'� � , - V � z -I k, Pv-lv. , — ----�, - I - - A I � � . - � ... � -, - � - I :., — , , , --, , I , , - -A 'A- ,\% I - � I - A, ;-A�,-rl ,� ... T�,VAL -,� 4y'-A-1,, - -� � - � � I �- -, , , , 3 , N - � \ � , - � - , -�- -- - , \,� - I o�'K-1 / - " - � "", - � $��,., ��;i�i�!� - \ .... .. Q,, � - I ... �ii�� - I 1A I- , ,� ,... - � - - -- , - , - - "ooi,� " 'I i �� !�!��i��!. - - """ __------ -,�--, -- --, ; � -- , - -"- " / - . i:.�', . \ - 0A, �? �, - - --- ��'- --, ,- -- - -,�l N 1 1,--�,�- -1� A��-%-V--��-10,- :;�;e- ,-'j, �1,�,�A- �,--A--ii�,r �1� I, I ", " I . ,. - - - - .- - - - -c ',-A.,- ,� - . ... \ / - , , , I I / / , , -- --- - , , , ... :��i!�� 1�;!�ijl:,!, � I -- *-- \ I �, ,- -- -� ,,�,'.' 1� j�i��!!��]� $jj�i�!�$!�lj�,:;, ,. -- - 11 , - ,� -,v . I ..... �- � V-1 / I '* �,/ / / �l / " ,/ , � Fru 11 - - --- I -11 1� Vl-�'l ,� ��r 'r :: ,� i- i �r �- ---------,--" ---..%l ------ --w- ---�f--,-,-,---,�---�i--,-.--��,-,�",.-),. 11 ---- - --- I � �, -, . ,;::: I :. ii;i�ii�ii�� ETAINING WALL B MA ,tc-. ��-,---Zl��l � -1� - " -- - -1 r- , �� "-� .1 I . !.l.."'.., .j:. ',:;:��;;.:�� , "----' --- - I- . 11-3 � A � v�_, �A I �-,,j ,,, k,v � �,�;� �,, -.., - v;, -�-,'�, 11 -ROTECTION FEN ... :, , 1, - / " '/ /' / /, / , i - - I'll 11- I KLL t C I IN I , -1 "' / , / I/ - I � ... � - , -1 t �� ,,,, I 1� .1 -, / 1 " , I/ , $�]��,;�� \ -� , - - - -- `r:-1 -""-\ - �_,�'- , "" A-1 'i - /..-.-.,"x \ '', � ------ -- - - � ��. I -\ �-1 I Ji I I I - - 4:11"T I -� ,, �ii- - -�V'� , - .� �V-j /�,�-� ,�, 1, - : � "" / -. . -- -- - � ,�-'� , / - ---.- - '01, -- -- -- -VY , " -- -- -r.� -1�r--� " � ,, � " ..-., I I -- ,� I i��,�i��!,�;. -I,--- i a-� - 1'� --- � -- --- - I ,�� - , �,��v--� , , - �, A -% 11"--.", - z �. �l " / / ,/ /, / �/ -� -� -- -- - I -:�-f� A-r� k -, �11 �El%lyr CA- 1, "; � �, �`�- I ,,, - -1 I -,v � , - I , /, , , f ::::::;:.::: I,-,,,- -- ----- ---- - - r\ � "I ,�L-'o-�----�- ,� " " Zi � 1, 11 so� v �l ke- k, I :.11* 1 / / I / 1, - /, b, - �� - Ntfv , , - / �, / /I /1-1 .11 , / / -01 � - , k^f) -IYY ,�\l �1� ---�, " ,�A � / ,� I , W3Z86 - - --COT� �� - I , � ,o . \ � In--- ----I---- - � I,- '- �V- `i vi N , - "- / I I 1 40.5 - �--�-,--- cx) 0 --�� - , X-1 / , -� .. , - . / r -- I - - I I U -, 31 - ' ' 1, , I --� I � I AA-1-11- r ,4� , -1 " I I --,�,V. , - � 11-1 '-,- '� - - ' � IM tttflb "I 00 -� -----�.-�,*----"---"----)"",- - ,�-- -- _----- -_ -- -__ rcill'- I -, 9'0V-8 6&� -- -Ak, # �4cl'-1 Ny-lv k, , � " , , rit'l - � � , v - - , - . - - - ,- ---- ---,-- � -k-��- tl-k - r,-v- A P - , ), , , / - � " / / / / - / I I 1� I \ - .110� , - \ -) m,pk i a --4�LADFU -y ECTAI'N , G /#V% d\ � , , - If , I I , , , / / - - - TREE PROTECTION FENCING - -- - - - -- - - --_ 1�- , "l-.- , -� -` I - - �- -, - -, y V , \ . :.:: t m -� ,kX A -- i � � � , / , , ,- - -- -"- ,-� " -� ... � �� , ��k� . "I I / , , I - -- --- --- ---- ---, -- , - - I -1 -lqv �f�-v - ,�--�,� � . � -,,rl ff.'-�gz I �,---lr�-� " --,-I , -,- , O'i�-/ ..... � " / I 11 'I, / � 1(/�l ,� - --�l , , � - - I - - -1 ," _�,� - - I , , z , -- 0 — -- ------� ,� �,., ill 1 � � v- / , ,/, � - - - - , -- 11 - � - '?, . ,�::,<".,�:::\::i:::::�::;,.::,: , — - -� - , �" - - �. � 7 1 i I -- - fll-- I -!�,-� -V'* ,,4'� " - -%,, � , - � � \ - 1 I I I . 8..��,i,,�:��i, , ..- - TELE - -- - - -- , I \ - � � , -.-- -lk:� . - "" I '. ,,, / / �jij::::j�:i:, - . ?VONE "-�� , ,� � ..,.,.�.I.I..,\::::��i:::Il�"... ---__ 1�� --- -- - ,., 5" - -',-I�, ,-- I �..� � k / � , l/' 11 '. j I .A' f4- D I / -- , , , - V--�A-7\;,� � - 1, � , �,,� . -- -- - , -- - - �� CL r-�,� , I - � I - I / , , � -- - - ---- "" - -- - - - 11 1� I - � % ,Vjo - li -� ll--),�'11' - , / � / � ,� 1, , - i -- -PEDESTAL- - - ---- � - - I 1 " k� � // 0- .". -- ---"� �. �'-'-"' . . , ,,-, -, ", . '- , i,�<U- � 1 / -, � \-Y�J� r� , " 11 , I I - - - - , ,I I - 1. I I -I ��-ln- -�- , - 1�' , � "I / r " " -- -- -- - - V, �-1 ,�, v , / , I , �, -- - -- - -- --- - ____-;;-� - --1 � V , 'L 711 � � V�V ; , I I -�,- \ --" , , � , 1'� �', I , 11 /, / -- - 1: : : i — - - - - -1 5 �--�;�,�I,- - A- C I I k-lc �A-r.,-� -1 1��:�� ---A--N- 11 P V-1 - �.,� , I— ` * - ) - - -- - ---�l ,� x, " z , , I I - --- -- �, �A , W5114&�tA( �,-V-� , �-1'111-:-K�-�>� I /I 77t��4 - --� -- -� -, , -y-, , ,-�,j� rk-�O-__-�-j;;_ki�� .lA , �, - " , , ,- � --- -GMT-6L -�� - - - .,,--- - R , - '��;;,,,--A--' 11,-��l - , I , , , — --- - E. I I �,,�-I-f � E k - � -- --- - ---r�RETAINING WALL MAX. Hffl ----- -- .. , - . - , V 1-1 -- - N - - . -- . - - -i -- . -5. - ' , , L�,-,T-1 -kill' ,-- \ -,- - , , ,, ,z ,. ,l ,�' bl""', �, I . � .1 � . ., , - �� -Nn !� , - - 1 - " " � I , , ;2*:��;i'!*:�! ;,j:.i��' � , - - - -S--AREA -- - I -1 . Vlr-�,��-\� � ,,,i� 1",4�� 'I, �7 �:.,.`,�.-.:!$ '2��i / --' /' � .v., I - MA7NAGED -SLOPE -- - --- - , � -�-e, --� � :�:i�!i��iii� - , , ,v , )(� , , ��, -�- -� ,�J,' 1!5� � , / -, , - -- - -- - -----I- - �� \ � -�-� 12, .,� I I - " I �, '. ; I � , I � --- - A , � / ,� I , � " , - i �11 1. - -- -- , �f " '�l 5��l � lk��- I -�- 'k,"3r�-v1- - I ,� 'i!.'Nii�:1-7: � . / ,:;; -i ; I ---.--------- --- --.�- --,- - -�\7 � , , I. I/ -� �l \ I 1-�-i�77�.� i.";.�,i� I - - xi: U,'ep..' I � --- 4, , -�,�'��--V-V-A I 1 6 ,t�,�,,&All, 11i.�.."...."', �l ,. ,: �� - 1�1-1�1),� lv--A-� -1 " ...... ,'ep, -, � �l , , ,� ".. % --r ,W.l ... . . . -1 --- - , , 1 - - � -- V�A ,I - - - ,', - I- , v "I .... :��. 't. t", - 1, /- - - --- �. �l , ,� , " / -1 �li;:i - I IR '� --� , co ��, : , t��!, �� ... - - -,- �, �'. �,� -/1 ll�l "I 1 :;.. , � 1. �/ " , " / z, \ . 11 ii��: ,�:;: : :: . �, ��, - I , I , -,� � ::: . ::: � : A ` - - � 1-7, . ..... ,� . . I , � \ i :��:��:��:: .: ,/ ,x �d'30.1 - :: ::�: � �� - - - -i - .!.',;� : ,A,wo.��)�l ��`-1 �' � "-�� ----::�,�ll `0-4�-'j�-`y ": - --I � -_ - ' - - � - " w f .� 1 '. . - , . � ,-�'� VV� ,,,, �, I - V,��-� %-\x "i"'? �-,,, 1`��-;, I �l - i --, �1�0�'-`,-,�Fl , ", .. I - . 1: 1�1� NX - ,�� - � , �, - : ,-- / Z I 1 1 ,��:: - x'' ;:: - :A �� , -I- I I �' : ;q I �� :1 � � I - - �� - �l - -11 ,: \ - �l ,.i 5�z�\ 1 1 . � I lw � 1: ;;;_� es"! 'i a �,\ �,,r-x ,,-, ,c I -A, ) I'll I / � ,,,,, �::: 1,1: _ I . ��', , ::::,!,iiA, ,!;, ", , " ..' ,� I � - I n �t 7*�: , - -�� 4- �� ` �' M�r 11 I Lei 6511 � 2 6-1 � ON, So I I ill;,:�i �;: ::: ;: i : ; 1.!�W ; I I -, i � -11� : �:::; ... �!:: � .. : --- ; � I ��!!�$.�j�:�j x: � . .... . I ��:i:::: .� :-1::, :: : .,; , 1: I .. ... I ., J��j!:!��j!�J, ; l:::M,:::i:. � ;:: ;. ; ::... .. . . !:: y....:::: 11 ... .::::;::! I. :i : .1 ., . , 1 ::x: . 4 - . :j �� ::�:: , ��i 11. ., 11 " - f, ,*, :: - :]i� : ::N! � � : i.:i I I I i . , �:T i:�:::: ; � I Mig :;11� .:l: �i : Ri; :::�.::] -- i : .()Q: — . I. � v:;:::1 :::!: : ;: �:� - . � " �i j � �i;:ii: : , � : I W:.; ,2 ;: .:�i J , : ::-i XXX 1. .� ,,, . ; 1, — � . I I " � W , � , 11 X., �:;:: : 'p.; :'i � �:� ;�:i �� il:: :: :1 - :;::::::�::� :: ---� I I ::�:: :!:::::�:;��: : ., I ; i:: !; : i :X :::::: : �:i i �: I :::�;;:! ;�:�:!:::�; ::,,� X. ::!: I :::: — -::�� --S. - . ::::::.. i ::l :;:::-.:: �::Oi �:::::: : , ��i: :::::: - . . :1 � �§, i N: I ]:::::;;: i : - - :�. 1 �. ; i . :: I � 11 - I - - I . - � -- . -� .. � I.. ,�!;. :::. 11 .. ", --,- � ,- �l "-, -, . - -----�A— . I -- � I'll -�:: ::: : '. � � �: ��i��!� ��i��! ��:. - , 1� � ,----�' �, bi!�i�!� $ii!,!$�$��v -- - - - I .i 26 - - :_------�:::-- � I ) , - I I' I �� i�:. �i!!!ii�M:!:�'.- 11. :: i : X: �� "" �/ -- ,�l - -- �l - - - i:11: ------� �, 1, . -1 - � , -- - � : / " �1, I , I --- - -T(y - - - - -, "...""."... -- 22 . �� p Q� j ` I - /I �-1 I - 1 �� I �- "" Al I ",:::., :::�:��:��:.:��:�::��:��::��::�,�� - - --- I ...:� ,., / If, I I , . .. Wi �: � i i 11 --- : .. . " z 'l-, .:j: - /I ---- .� - /// I I , I �� , ��. I I �i�4�� :�i�:��ii � // / 1 4r? , ,,<�- ,�, ! i��!i , , : I'� , :1, � , � 11 Z' I r :: I �:!�� ...�, i��: I ,� I.. i: :: i :1. li:;:�: . , 1: �/ I �/�o' I " � � " ", , i . -: 1.1 : ti I '... N �, // I .... I -�� , ,�,l � : "I .1.41::: �, ji��!:]i�l�:, I'll / / - �: i ,. l� ��i.i�i��.� . ��::,X � �.,, :�:�"�]:, , / ... - z �� -. , ,.:!!;%X�!�:�:::::� �:::�::::::: :: �� , : ... ? �i:i; � : X., - � �: : :i% � ��i . : �,�, : m:::�� , -- : : , , � ... -- I I z �!�:@::!�::: .:i, :��::: I ::: M ll��,�. .; 1, . . I "lz / �,, " I I �% . - "I ,;;,� �, " .�:, -�-,-,- :i:��7i�. .11, I I - , � .�: I .j., �-. ��.mi � I , " / Z �:,,,,.l � , . .. � ,.. ,,, -1 , / I � � I - j . , . .". t�: I x . -, / I I / - / - -- " --v� ... I i,A� -- : .'i:.:,::: v - , ,A--� , �, - --- .11 11 I i��!��i�;��::j�:�� I :* ...... - -� 37 A-za, -T.- ,�-- - I . .. i :�. I .,:::::::�:]:. �:]jj�� "I . -.*.,.,. -- "� ,�ll , ,��, "" � - � -,,� - ��;::��..Xi�:.�� $�:�: ,�i�i::��:.��: - , ,� ,/ � , ,-� s r � , � -� ; �y a- -,,,� -, I � �� :��!��!��!��!il�i��i,� �;,�:4 :i i� / � , I , , ,l , � Z-\� ,v , ��, �� :� .11 i�:��i� :1 I m, " " - , , % t ��C-N k �- .x> \r�-.. . :;; ::� i i': ,, i�i��17 �ii� ,;:;: i XX : : � � 1� - "! i �i 0:�: xx: !::x , I � / "e I ,- '- �::::: � :F,1:0., 1 �l I I /I , -l' , ,� ... �--r i I - �!�ii��,��;:�/!�:��i!i��i!��!�]!��!��:::��....'�!�� :�i��!�i�i:::�:,: :::: !!!11: , X �: � I z - -`I;loii,--�� --,,, -, . ,.'!---%,�� --4-�---,--7-s A,- , , - , 11w..;;; , 1, --`� - � - ., - , . I ,,,- - .' , - - 4 - �: N,:: ] I . . , �l I I - .11 I , . j �: :1 :�;; ,. : : :�!! � I l� :!.::. . " " I I " ,- .. .. , �� , � - T -,-� -�V- \-- -I '�. .... . -t. , - :: -11 �11::��:i .: ,� �.��::�li��i�:�:i! �:!.] � �i: i I / -.1 , -` I � --- � , , - '�- �- -V,, % , V� 7 ".; . . ... ... . . . ..... �: -IS ,� ��t��iiiiiiij;i;�;�j: �".!e � , � �'i:��i4�i :;� 1 F V,-� -----r V� 2, , �- - - - .2.-�,.��,' , .�. , I ,,, li�� 1. - " , "I '1� / 1� -- " - -, - -7 .."; � - , : , .1 -- /I Z � I - � �-,- ,:--t- -1, - � - ��,,� ,,%R�: , v- i�i�:�i��i�i::�;. 4 -- 5 , , ( .. e� � ;��KAI-lf 11, � - , I ��e�, ,z , - , -1 v rk-C. k-,AA--�� . , 24P, .1� .. �lli,---V- ..�:�, &-'�A-2� , " t�� -, tl�l I ,�?;o - -V -- lc�, � -il % , , .� �!:,.'-. . , I -- z �� 11 I I � � '. ,�� - - I/ ,. .:.1 I � -- A)i IA- ,�llk 4, - il- "i: .1 ... 11, -1 r - -lkl - ;�:i : 1: , � �l . , � -1 - . ,/ / � ,�-, ': v , 1- %. ----,--I � .. -.V,-,f , '- , �p - t , -V �Tl I I I !��i::�o ., I ;�r i i , --' I . ,�, , n "I' - - 1 � 1: �� - 1 , � ", , --�-', -�� r- , , k-- ji � . - ,4,r-� � I -, , ll-� ,�". - I-A-k-.-t-�', 'l-,- ,.A' � !�!!��!��:I�i�!I!:� �.., - , ��: V- I ��' I I -- - I Nbl) ,- "I - `-- I - I - " -- �l -- L i ,�:��' �,, ,. � �-)� � " -- -- ;� I- k ll-�-T I-rl I ��,-- -- !:"t- ;�K�K ,� �a , --�- 11 -lv�� ,�, ", - 7 �- -- - �(bl� , . - Fr--Cv7\- �",',�.., ��-' fv.X,� � - � � " .1 , , - � I - �V�1--�-, � - ,,,, - .1 �n� 1 11. - I , A -�! - - I '.. -, - �� I'll �,Vr , --l-A Ic . K -� 'k-r � `� , -- .- 1-1 - .. '... - 'J-�' �\- I -- 1�'�-- �l " - - - - --- - - -ly 11-r, i -��.i��,l ---- 1, R ��---,- 14" - � � ') , ,-� Vfrt ��"7� A � �A --' — , — . � �� s::' �— 1, �-' ---� , rT , -- - j,-,l5)lAT:_Ply1, V-1, I I -1 A� � ,,� .. �,U,il,� � % J, , � - ,,—,v 1. -- I . . . . . . . . . . . . . -A ,-I\ -- 1'171�1 'j- - - - wi� -- --- ,,� . -�� -� -11-�-�-V % '1-le�l 1, �. , . � ,� -mm �� -�--- � � ,L-1 � - - �---f � I k�`T�:�---F I � v -'�V , I �1� , � �l - � � -� , ::V, - k I _V.." �'k, -1 , I : -� - i !,-,, / , � " ; - - V � I I I ��"nl�,�;�tjl�:.��-�',,,,-:,::�:: - -r �� -1 - ,;,� � " " .. ,� . � : i . ) - -F- I - - ..1c - � � - - r--\� � - / �� - , ;�=- 1, � -oc-AA-r )� I M 1�tR N - I � k -1 - 1��\�--A`l Ez ,'�-'-,'�)�J�-�l�-\ a�-k�k,�-- - , , r -� , - I , - - .-,�- V , ,a,- � � - - 10 �11 I 1,,��-� �1` �'l 11, �- T -!-,�j - '� ,. 11 � ,!,-�- � - - "A � -� ,� ,-�wl, , �"'l , �n Ll-, i - - I �-.�q � - -", - , , " U . � .- ". I ... , - ` -, �, -- � k � ,� �- �;,�'l - - " -"- - �"l , - � - � , -1 -- T I V � - , 1z", " � � , , -.,. � --n -1, � r---;r-" I I'll I ,-- -VIV-�,rvkA�1- �v�-� l-, --!--r 1 -!C�� u I , � L I.- - � �- -- I , '" - I � `:�`� , A- k � � , ,,---,-- , - I., -�- -k--r � - --- IT- I . - I :��l "I, - \� � .)rA � - �-A--�,� 14=�)) - ,�. I/ -t-l-A -�, , I I - ,V� -,r k �!::�-1 -� - I - : - I , .. - v a�� - - -, / .-Li r; - - I , � - . ) � I � - I - -1 '. e -- � I -� Z11 � - � -- , I- . -�,�-a�l I ... 1 i I I 1, -- I ,�, - I / 1. �, -1. - L . - .- -- - I �� - --- - -.--- I -1-w- 11 ' 86.93 1�1 - -1� - / - - - -----I - .- -- .--- �- --- -- - - . .. .,�'.. - N- 481 "I - ,z / - - -.:..: 1� - � . ..... ------- I I -.1 ... 4 �-- I �l , : ..... - - -.: -.",.:-.:-..:::::::.:-:.:.:-,..:.:.:::.... .,:":: .... � ...:.. .'.%:.-:,:.::.% .. .. . I . . .1. , :.l. , , ": .... ............'.W.- .*.,:. :.,.*: ......... ! ' . :. . . �� , --- �l .. *:.l.l .z.:." . :1 ... ... . - . . . . . . . . . , "" . .-:.. .... . -y -A -':.: I .. .;� . -.- -, .,.,.I::.- - "' .. .. ,�, ,.",.* .... * .' w '.*' I 11- - = . .%%* " * - *"' * ....... % .,.::. .:.:.,.:.:.,: - . .... ... ..... ::., .-..,..-,, :*::.%..- :.:�". .,:."*-. :-:-:-:-::.:-:--:x, , AN .*. � * ... . ...... �% , .., *:.l.. . - .-.-.-..: - ........-..-..-.,.::�-....-.*::-,. :l:.-.,l'.,.,. . .. .--.,.%%*,!,.-....� . :'...,.--* : : � _. . :: ..... .. -:.,---*.-.-.-:.,.%...�.,. - - , .. .. . - , - - I 'ZI � '. . - - -1 ... I ...:.,: �:.,:. --- I /� / L ..... , -* " ' ' 1� , ,---' 1� �, " "' / ' --- (:� - - - ::!.Jii�i;;.�],,`� �� I - -1 - ' I .. , "I I , � - 1, 41-24-1 -rll==---��.M-T-t-- 7�, 7—�= 7��—j��-7-9M awff--r-T-��-/-M,Nj7�� ILI--��' -.'&4 . ', - , - 1� , ..... i I -- 11 �. . \ I , � � ,/` / - - " -.� ,- — — --)-�;— ��,--�.- ----�=�� 11 . , ,�::i �: :;,;,;::;;:,; \ ,- � - � �,� / . - "W � I:: ��.:�&�:::::: - -,�-' , 1; .- . " � ,11� , - -,'IF— , :.. !M�11�:�:..:.��;7m[: � :�! �� - .... . 1, � l� n: ......... : ... ff :.::::;;;.: i ,:x �': ��'ii �� -- I ,.,.,. 1-7. - 'i i. . , , & :il:.i .. .... I \, I 1� , :��i i�!i�:�! 77�1:�i:�::�!T;.', ., �.�. � i:�:�!!��i�7' .. -.1-1 � .. ; � 1, :�::: �; �, ,.::;:::i:; '*!'� 7:�:� i t�, � 77. ,,,, �j��j -, � � I , , �i � , �;, � I :. "..."..l., �l I 'I-:,--- -1 " �� , I I . . . .;.. 1.1 .- - �.: , , , . , - .. . - I - , :: , !::�:!�;: F ,::!;.:;: :. .:�.:.:,;."iM. . � ... - 1. �, �i. �:;�!:i�;��:i:A�:::�;:i ; ., I -I-- , . ;ii�I:�: ��: ... :::� 1.1 ". ljii� , "". . I I.- ..." j.l ... :1 , ,I ,� , - - =7�:17: �::;, :,i::�:.:;��: :::::::::.i i�.;�,�� ..; �: .. ;. �V �� : ��:i ,': � � : I ji.ii�� 7777��i��N ��!�!��i �i�!�!!�!� 7 �� 7 ...... � ... .... ?�I!� . . 0 I ,. .,,,�,...,.,�l��l:��i�!li��,��i��:�I � Ll i .�.�i I � . 1-i :�, 1 :;� . �� ; i; .. i., -, :.. !,::::,l i i � .. - E., ::,�- 1 75� M= ,; [E� � , tt!� i: , MEM .. . ... 7 -1. - � -1. , 1, � "I ", I " \ � : 492.23 - --, . � ,�/l ---, , - -- � -� - �-- - �,,� / %, , � 0 T , --- - - --- .-l-, I �--1 � , � : 484.43 1 1 �- -- -- , I �� / , [g nI KIN EOAD I ; 1---� " � - -'l , , - -, � - , I I " .11 '- , ,�-�---- ---- � -� -- � \\ ,�, I SPEED LIMIT 25 MPH \ ( ) . �- - jl- -- - �, ---,--'' - " ", 1� . \1 / / -- - �, - - ",--- , , - , , - , I I �� <jp ------V,-,------- I ,- ff,��ii::::: 7 I I',-.. / .- � " " . � x::.:�: I - � .. ..... i.:,:; �x , ., ,: F�.:.,.. ::: ml: � ::: 1, �i . -,-N!�!��:� :. ,. :iiX :F:,; I . ��,,� : � .�:i .��!::��,�.�;::;;:::.��7.""�::��-,. —, l� 1,,:�� :��:::::: �: � :;��.:!::� / .. , .:,. :::�. .7, ,... =77 -7 11 � I , , ��41 ,:�� ... I., � 7 Tv 7 �. =�, I � , \ - � �!i��I�!�lliil�� 5::;�!7 U77T77 �;], ...."..... :��i �: ��V� ....... ; �� 1 :::�::�:;�:::�:i :!:�::,;,�ij; �......,. - ��i�!� ,.: �...��.. :: :�:�:i: i . ...... :: :;;�,;:::��. :, I : :�:. , : �,�:�:��,,:::: 77;::177 � .1 , ... . -1: I �. :::i I . I ;:�:�::.:::�.::.:��::::,:i�.,: �li��::�::�;��i:�i:l�;:::: 1 % �.. �� b :: \' 95 , , ff::;:;�:!��:�7W[,;4gZ��%M 4 i 1 .::xx:x x; m r , .,....., �:, : ��: �.. �� \ �� "--� ... , - - - .. - . -- - . . . -, . - - -- 2: I I - - .. , I .. I - f I - I - � ------- . � - . . . I , . . il I " � ',A'.' . ; I- . .'' I '. .* . 1- , '. I I / / / - I I--'\ -- �--__� , - -- - - --- - - - --- I ---- �:> , //' -- --- / I/ I I -1, I \ -- --- -- --- , - - - - - - - �- -- � / , I , I , " , - I I �,---- -� � � - - I "I I �' - 11 "', -� --- / .-- ;;;��. . � � -,--- I - �- � ,� , - ---------- ------------- - ____-- -- -lz , � - - - - - - - - - - - - - - - - - - - - - - - � - ---- ��. Z 7� ____ __��===::.-----------------------------� ---� ,� '1�1 30 - - 0 30 60 90 NLM-AL �� I L-m-m-A � I SCALE: 1 " = 'DO' I PROPOSED LANDSCAPE SCHEDULE Plant Symbol Planting Type Botanical Name Common Name Min. Cal./Height Quantity Total Heigf° t(ft) Canopy SF Total Canopy Plan Reference in 10 Yrs SF (D Large Deciduous Tree Quercus alba White Oak 2.5" 25 22 243 6075 0 Large Deciduous Tree QUercUs bicolor Swamp White Oak 2.5" 25 20 299 7475 IF n N Large Deciduous Tree Fagus grandifolia American Beech 2.5" 4 20 227 908 Large Deciduous Tree Acer x freemanii Autumn Blaze Maple 2.5" 8 20 397 317E Large Deciduous Tree Ulmus americana cvs. American Elm 'Valley Forge' 2.5" 9 15 397 3573 Large Deciduous Tree Liquidambar styraciflua Sweetgum 2.5" 8 15 249 1992 Broadleaf Evergreen Magnolia grandiflora Southern Magnolia 3-4' Ht. 12 14 54 648 Broadleaf Evergreen Juniperus virginiana Eastern Redcedar 3-4' Ht. 12 14 16 192 Broadleaf Evergreen Pinus strobus White Pine 2.5" 26 24 118 3068 Evergreen Tree Tsuga canadensis Eastern Hemlock 2.5" 5 10 16 80 Small Flowering Tree Magnolia virginiana Sweet Ba y Magnolia 6' 26 10 113 2938 Small Flowering Tree Cersis canadensis Eastern Redbud 6' 15 10 124 1860 Broadleaf Evergreen Shrub Magnolia grandiflora 'Little Gem' Little Gem Magnolia 6' 60 22 82 4920 Broadleaf Evergreen Shrub Myrica penslyvanica Northern Bayberry 24" H{, 60 3 18 1080 f Broadleaf Evergreen Shrub Ilex vomitoria Youpon Holly 24" Ht. 60 3 16 960 Deciduous Shrub Fathergilla gardenii Dwarf Fathergilla 24" Ht. 60 Low Maintenance Ground Cover 1 Southeast Native Grass Seed Mix 866ac Low Maintenance Ground Cover 2 Southeast Wildflower Seed Mix 101b TOTAL SF: 3i3945 LANDSCAPING REQUIRED: CT N W SITE REQUIREMENT (32.7.9.8): 10% CANOPY REQUIRED. ,. Z SITE AREA 267,535 SF x 10% = 26,754 SF CANOPY REQUIRED: 26,754 SF w CANOPY PROVIDED: 38,945 SF CANOPY PROVIDED W I STREET TREES (32.7.9.5): LARGE SHADE TREES (2.5" CAL.) — 40' O.C. PARALLEL TO ROAD 1 0 HANSEN RD -- 396 LF/40 = 10 _ ROLKIN RD — 1,320 LF/40 = 33 a. g ROLKIN RD (OFF PROPERTY) — 428 LF/40 = 1174 REQUIRED 54 LARGE SHADE TREES V) PROVIDED 54 LARGE SHADE TREES 11 ALONG HANSEN RD & 45 ALONG ROLKIN RD. NOTE: TREES OCCASIONALLY NOT 40' Q.C. DUE TO SITE RESTRAINTS SUCH AS 'SIGHT DISTANCE TRIANGLE' AND EASEMENTS. THREE PRESERVED TREES ALONG ROLKIN COUNTED TOWARD o STREET TREE CALCULATION. N N INTERIOR/PARKING LANDSCAPE (32.7.9.6): 5% OF PARKING PAVED AREA. 46,281 SF X .05 = 2,314.05 SF u Q REQUIRED 2,314.05 SF OF LANDSCAPED AREA �, > PROVIDED: 9,106 SF OF LANDSCAPED AREA a (/1 4J J LARGE SHADE TREES (2.5" CAL.) �_ > 160 PARKING SPACES (16 / 10 = 16) z W REQUIRED 16 LARGE SHADE TREES F PROVIDED:16 LARGE SHADE TREES 0 0 SCREENING SHRUBS — AS NECESSARY TO MINIMIZE APPEARANCE OF PARKING &AND RETAINING WALLS u N Q NOTES: 1. Contractor to apply 4' diameter by 2-5" mulch bedding around all proposed trees, and mulch bedding around shrubs. 2. All other landscaped areas shall be sodded. 3. All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant. 4. All landscaping and screening shall be maintained in a healthy condition by the current owner or property owners' association and replaced when necessary. Replacement material shall comply with the approved landscape plan. 5. All new planting shown on the plan will be completed after building and road construction to avoid tree planting' damage. 6, All disturbed slopes 3:1 or steeper to have low maintenance ground cover. x3 M. HIMP > 7. Any existing tree proposed to remain shall be replaced in kind if negatively impacted by improvements is N . 45183 associated with this project. e6 07 MAINTENANCE: _ �v * LOW MAINTENANCE GROUND COVER —The best time of year to mow is during the fall through late winter. Mow on a three—year cycle where 1/3 of the area is mowed each year. Do not mow during the spring or summer �IONAL months because of the nesting season. When mowing, cut grass no lower than 6 inches and allow stubble to remain until spring to help insulate plant roots and provide cover for wildlife. If native warm —season grasses are cut lower than 6 inches during the active growing season, the stand will be reduced significantly. — PLANTING GUIDE 'AMERICUS'INDIANGRASS Sorghastrum nutans USDA—NRCS Jimmy Carter PMC f Americus, Georgia SEED MIXES: SOUTHEAST NATIVE GRASS SEED MIX (AMERICAN MEADOWS INC.) — Mix the following seeds: ® Kentucky 31 Fescue (Festuca arundinacea) — 100 lb/acre, Red Top Grass (Agrostis gigantea) — 20 lb/acre, Virginia Wildrye (Elymus virginicus) — 20 lb/acre, Little Bluestein Grass (Schizachyrium scoparium) — 20 lb/acre, Purpletop / r (Tridens flavus) — 20 lb/acre, and Broomsedge (Andropogon virginicus) — 20 lb/acre, Indian Grass (Sorghastrum nutans) r i i (D W o — 20 lb/acre. E E E SOUTHEAST WILDFLOWER SEED MIX (AMERICAN MEADOWS INC.) — The mixture includes: - f, o __File No. SCALE: 1 = 30' 1 6. 02 5 1 I®� SEE PLANS FOR EXACT LAYOUT. SPACE PLANTS AS SPECIFIED IN PLANT LIST OR AS SHOWN. ADJUST SPACING AS NECESSARY OR AS DIRECTED BY LANDSCAPE ARCHITECT. MULCH 2" DEEP IMMEDIATELY b,` AFTER PLANTING AND WATER THOROUGHLY. . .i PIT. ,r�' • SOIL FORWIM SOIL SURFACE ROUGHENED TO BIND NEW SOIL 1 SHRUB PLANTING DETa C8 jNot To Scale SET TRUNK PLUMB. SEE PLANS FOR EXACT LAYOUT AND SPACING. ARBOR TIES, OR SIMILAR 1-112" Sty. OAK STAKES SET 180 DEGREES APART FINISHED GRADE. APPLY 2" OF WOOD CHIPS AFTER PLANTING AND WATER THOROUGHI 4" COMPACTED EARTH WATERING BERM EXISTING GRADE SET SHRUB PLUMB. TOP OF ROOTBALL SHALL NOT BE MORE THAN 1" ABOVE FINISHED GRADE REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL 3" TALL WATERING BERM FINISHED GRADE •DIA:.•M1N:.�1 I , % w Iv, Q PLANTING PIT. SEE SPECS FOR EXACT REQUIREMENTS, PLANTING SOIL, AND PLANTING SOIL ��j IIIIIIL�I III�Il1Y .�/�/_c�■ .N. €iilllNE :ice REMOVE BURLAP & STRING FROM MISKA-Wal TOP 1/3 OF ROOT BALL TWO TIMES UNDISTURBED • DI 2 TREE PLANTING DETAIL C8 Not To Scale 1992 3.38 Source: Va. DSWC III - 401 TREE PROTECTION FENCING RP Plate 3.38-2 SEE TREE PLANTING DETAIL FOR STAKING ROOT BALL MODIFIED AS REQUIRED ROUND —TOPPED SOIL BERM 4" HIGH X 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CENTERED ON THE DOWNHILL SIDE OF THE ROOT BALL FOR 240. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON TOP OF ROOT BALL. CIL ORIGINAL SLOPE SHOULD PASS THROUGH THE POINT WHERE THE TRUNK BASE MEETS SUBSTRATE/SOIL PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN C" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED. POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. LOOSENED SOIL. DIG AND TURN THE SOIIL TO REDUCE THE COMPACTION TO THE AREA AND DEPTH SHOWN. SLOPE SIDES OF LOOSENED SOIL. ORIGINAL GRADE EXISTING SOIL 3X WIDEST DIMENSION OF ROOT BALL TREE ON SLOPE @ 25% (4:1) to 50% (2:1 County of Albemarle Conservation Plan Checklist — To be placed on Landscape flans (Handbook, pp 111-284-111-297 for complete specifications) I. The followinu items _shall -be-shown-an the plan- 10 Trees to be saved; Limits of clearing (outside dripline of trees to be saved); Location and type,of protective fencing; El Grade changes requiring tree wells or walls; Ell Proposed trenching or tunneling beyond the limits of clearing. 2. Markings; 11 All trees to be saved shall be marked with print or ribbon at a height clearly visible to equipment operators. Q No grading shall begin until the tree marking has been inspected and approved by a County Inspector. 3. Pre-Construetion Conference: Tree preservation and protection measures shall be reviewed with the contractor on site. 4. E ul ment• O eration and Storage - Heavy equipment, vehicular traffic and storage of construction materials including soil shall not be permitted within the driplines of trees to be saved- S. Soil Erosion and Stormwater Detention Devices- Such devices shall not adversely affect trees to be saved, 6. Fires: � Fires are not permitted within 100 feet of the dripline of trees to be saved. 7. Toxic Materials: U Toxic materials shall not be stored within 100 feet of the dripline of trees to be saved. 8. Protective Fencing: Trees to be retained within 40 feet of a proposed building or grading activity shall be protected by fencing. Fencing shall be in place and shall be inspected and approved'by a County Inspector prior to grading or construction. 9. Tree Wells_: ® When the ground level must be raised within the dripline of a tree to be saved, a tree well shall be provided and a construction detail submitted for approval. 10. Tree Walls: Ll When the ground level must be lowered within the dripline a tree to be saved, a tree wall shall be provided; and a construction detail submitted for approval. 11, Trenching and Tunneling: El When trenching is required within the limits of clearing, it shall be done as far away from the trunks of trees as possible. Tunneling under a large tree shall be considered as an alternative when it is anticipated that necessary trenching will destroy feeder roots. 12. Cle_ anua - Protective fencing shall be the last items removed during the final cleanup. 1:3. Damaged Trees: Damaged trees shall be treated immediately by pruning, fertilization or other methods recommended by a tree specialist. NOTE: IT IS THE DEVELOPER'S RESPONSIBILITY TO CONFER WITH Tilt: CONTRACTOR ON TREE CONSERVATION ` i REQUIREMENTS. 06/13/2010 (DATE) CONTRACTPURCHASER SIGNATURE (DATE) 511106 Page 1 of 1 CONSERVATION PLAN CHECKLIST N 0 0) N N W J z_j zV) I,, V) O 4 W of �I z tp 0 HIMP > Kj-iVicj5NN1Q, 45183 041 � N � N r (1) C Ste. E E o 0 0 c U U U •� o J 0 J 0 J U to Cr (0 Q r N O O CD N C•t N CIJ a 00 co Q Date N t� IW"AM Scale 1 "= 30, Sheet No. C8 OF File No. 16.025