HomeMy WebLinkAboutDRC_2013-10-09_AgendaPacketCALL TO ORDER
CITY OF ATASCA DER 0
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, October 9, 2013
3:30 PM.
City Hall
Conf. room # 106
6500 Palma Avenue
Atascadero, California
Roll Call: Chairperson Fonzi
Committee Member Kelley
Committee Member Anderson
Committee Member Dariz
Committee Member Kirk (excused absence)
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF SEPTEMBER 11, 2013
®Find uson lotto://www.facebook.com/plan n ingatascadero
Facebo
City of Atascadero Design Review Committee Agenda
DEVELOPMENT PROJECT REVIEW
2. DOVE CREEK HIGHWAY 101 LANDSCAPE BUFFER
PLN 2099-1066 / DRC 2012-0111 / CUP 2003-0099
Regular Meeting, October 9, 2013
Page 2 of 2
Owner/ Applicant:
Corona Dove Creek, LLC./ Robbins Reed, Inc.
Project Title:
Dove Creek: PLN 2099-1066 / DRC 2012-0111 / CUP 2003-0099
Project Location:
Santa Barbara Rd and EI Camino Real, Highway 101 frontage
A P N :
045-331-005, 007, 008, 011, 012, 045-333-005, 009, 011, 045-334-001
General Plan :
Mixed -Use Planned Development (MU -PD)
Zoning:
Open Space & RMF -10 with PD -12 Overlay
Project Area:
63.3 acres
Existing Use:
Multi -family Residential Planned Development Currently Under Construction
Project Description:
The applicant has submitted revised Highway 101 landscape plans which
propose to install the required landscape buffer on the project site only, with no
new landscape to be installed in the Caltrans right-of-way due to new Caltrans
maintenance and installation requirements which would greatly increase costs.
Staff
n-
Staff recommends DRC make a finding that the applicant's proposed on-
Recommendation:
Recommendation:
site landscape plans are in substantial conformance with the intention of
CUP Condition #31, thereby providing adequate screening along the
Highway 101 frontage. Landscape would not be installed in the Caltrans
right-of-way.
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
The next regularly scheduled DRC meeting will be held on October 23'-d, 2013 at 3: 00 pm
Agendas, Minutes and Staff Reports are available online at www.atascadero.or� under
City Officials & Commissions, Design Review Committee.
ITEM NUMBER: 1
DATE: 10/09/13
CITY OF A TASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting — Wednesday, September 11, 2013 - 3:30 P.M.
City Hall Council Chambers (4t" floor)
6500 Palma Avenue, Atascadero, California
CALL TO ORDER — 3:30 pm
Chairperson Fonzi called the meeting to order at 3:35 pm.
rlollti%I ■ ■
Present: Chairperson Fonzi
Committee Member Kelley
Committee Member Anderson
Committee Member Dariz
Committee Member Kirk (excused absence)
Staff Present: Community Development Director Warren Frace
Senior Planner Callie Taylor
Others Present: Refuge Church Applicant (Steve Shively, Larry Vizard & others)
Neighbors/property owners on San Clemente
APPROVAL OF AGENDA
MOTION: By Committee Member Kelley and seconded by Committee
Member Anderson to approve the Agenda.
Motion passed 4:0 by a roll -call vote. (Kirk — absent)
PUBLIC COMMENT
None
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF AUGUST 28, 2013
MOTION: By Committee Member Kelley and seconded by Committee
Member Dariz to approve the consent calendar.
Motion passed 4.0 by a roll -call vote. (Kirk — absent)
Design Review Committee Draft Action Minutes
September 11, 2013
DEVELOPMENT PROJECT REVIEW
Page 2 of 4
2. REFUGE CHURCH CUP IMPLEMENTATION
2012/2013 CUP AMENDMENT ALLOWING EXPANSION OF FACILITIES
PLN 2099-0516 / CUP 2002-0071
Property Owner /
Refuge Church (Calvary Chapel of Atascadero)
Applicant:
Project Title:
Implementation of CUP 2002-0071 Amendment
Project Location:
6955 & 6855 Portola Road, CA 93422 CA 93422
APN : 054-071-001 and 054-083-004 (San Luis Obispo County)
Background:
On May 28, 2013, the City Council upheld the Planning Commission's approval of an
amendment to Conditional Use Permit 2002-0071 to allow expansion of facilities at
Refuge Church. At that meeting, the City Council added several conditions of approval in
the resolution in order to minimize impact on adjacent properties.
Refuge Church is currently in the process of obtaining building permits to begin
implementing the items approved with the conditional use permit. Staff is bringing the
construction proposal to DRC in order to clarify a few items which were to be modified
per the conditions of approval. This DRC meeting is not intended to modify the Council's
resolution of approval or reopen any issues previously decided by the City Council.
General Plan Designation: Single -Family Residential — Z (SFR -Z)
Zoning: Residential Single -Family — Z (RSF-Z)
DRC Action:
DRC will provide clarification on the implementation of conditions related to the
following:
1. Site lighting (light pole height, bulb wattage, and nighttime security lighting)
2. Location of trash enclosure
Staff
Staff recommends the DRC provide direction on items which need clarification in order to
Recommendation:
move forward with building permits and construction.
Senior Planner Taylor gave a brief presentation to the Design Review Committee, which
covered the following;
• Requesting clarification certain issues: lighting / trash enclosures
• Lighting: Eight 12ft poles, 60 watt induction bulbs / 4.9 ft candle hot spot directly
under lights shielding provided for downhill glare mitigation
• Two site visit tests at night — applicant/staff/neighbors
COMMITTEE DELIBERATIONS
Committee Member Dariz
• Foot candles at base exceed 2.0 fc maximum due to lowering height of pole
• Timing of exterior lighting? (Senior Planner Taylor — Lights off at 10pm. Except 2
lights next to church -which are security lights. Existing lights being replaced so all
the same)
Design Review Committee Draft Action Minutes
September 11, 2013
Senior Planner Taylor
Page 3 of 4
• Lower pole creates hot spot under light
• Okay with proposed light? (Chairperson Fonzi — Yes; no DRC follow-up needed)
• Nighttime security lighting as two pole lights next to Sanctuary— Ok DRC
• Motion light at trash enclosure — Ok DRC
• Trash enclosure location: needs to be flat (Portola does not work). Sites marked on
plan sheet.
1. On San Clemente (church preferred)
2. Decomposed granite lot (Committee
3. Overflow lot
Chairperson Fonzi
Member Kelley — preferred) — DRC supports
How does shielding work? (Senior Planner Taylor — Shielding adjusted on-site)
Steve Shively/applicant
• Will paint the pole dark color
• Moving meal/events to another site
• San Clemente lights — infrequent use for events only
Could add concrete apron in front of trash enclosure? (DRC Ok with decomposed
granite)
PUBLIC COMMENT
Neighborhood questions:
• Cumulative light effects?
• Appearance of poles/fixtures (not white color — should be painted dark)
• Wants trash "off" San Clemente
• Does not want paved lot
• Shielding to block glare source
MOTION: By Committee Member Kelley and seconded by Committee
Member Anderson to approve the following:
a) Parking lot lighting — install eight 12 -foot poles with 60
watt induction bulbs
b) Lighting hot spots with up to 4.9 foot candles directly
below light source on pole lights is ok
c) Shielding will be installed on downhill side of fixture to
block light source & glare. To be inspected by City
staff upon installation
d) Upon installation, lighting designer to measure light
output at property lines to verify no offsite light spill
Design Review Committee Draft Action Minutes
September 11, 2013
Page 4 of 4
e) Security lighting permitted to be left on after 10pm shall
be two pole lights near sanctuary, a motion light at
trash enclosure, and building mounted lights.
f) Trash enclosure shall be installed in site #2 as noted in
staff report, between existing paved parking lot and
new San Clemente Road parking lot. (see attachment A)
Motion passed by 4:0 by a roll call vote.
(Kirk — absent)
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR'S REPORT
Next Design Review Committee meeting scheduled for October, 2013. Will contact
regarding date.
ADJOURNMENT - 4:30 pm.
MINUTES PREPARED BY:
Warren Frace, Community Development Director
t:\— design review committee\minutes\minutes 2013\draft action minutes 9-11-13.docx
Attachment A
Ilk,
Option #3: At back of overflow parking lot
Existing landscape screening & basin separate trash
from San Clemente
Some modification needs at entrance to overflow lot
to meet turning radius
Option #2: At back of new parking io
- Located towards back lot, with some separation
between
trash and San Clemente
- AWA trucks will need to pull into lot to access
parking
- Will replace 2 in lot
parking spaces new parking
Option #',: On San Clemente. near corner
Move closer to corner, next to playground,
near existing oak tree.
EMIT(,
alw�l
- Located directly adjacent to San Clemente
Road
- Would not appear to meet condition to be
-San
located "away from Clemente"
Existing`trash enclosure
oSure
L.xz�
RMW
SITE PL.A",:�>
ITEM NUMBER: 2
DATE: 10-9-13
A tascadero Design Review Committee
'97e Report In Brief - Community Development Department
ATAS Callie Taylor, Senior Planner, (805) 470-3448, ctaylor@atascadero.org
Dove Creek Highway 101 Landscape Buffer
PLN 2099-10661 DRC 2012-0111 1 CUP 2003-0099
Owner /
Corona Dove Creek, LLC. /
Applicant:
Robbins Reed, Inc.
Address:
Santa Barbara Rd and EI
Camino Real
APN:
045-331-005, 007, 008, 011,
012, 045-333-005, 009, 011,
'
045-334-001
General Plan:
Mixed -Use Planned Development
(MU -PD)
Zoning:
Open Space & RMF -10 with
PD -12 Overlay
�1O ca"'�no
Project Area: 63.3 acres �A
d
Existing Use: Multi -family Residential Planned
Development Currently Under
Construction I Rs I
Highway 101
frontage
Bs�para
❑ Review of Dove Creek's revised proposal to locate the required Highway 101 frontage
landscape buffer on the subject site only. No landscape is proposed to be installed in
the Caltrans right-of-way due to Caltrans increased requirements.
Staff recommends DRC make a finding that the proposed landscape plans are in
substantial conformance with the intention of CUP Condition #31, thereby providing
adequate screening landscaping along the Highway 101 frontage. Landscape would not
be installed in the Caltrans right-of-way.
ITEM NUMBER: 2
DATE: 10-9-13
Background:
The Dove Creek Planned Development was approved in 2004 with 279 residential units
on individual lots, 37.2 acres of open space, and 60,000 sq. ft. of commercial space at
the corner of Santa Barbara Road and EI Camino Real.
Approved Site Plan: Dove Creek PD -12
t r r%lM' �w• . pev AAq� C
4► L � yp
a
bpbb% bCbP Va.�00aY•e `oa app/' . n + ,��Ogeip
�
•;
a =�j; ��,fAO�I� `� t`Q� �V��oi _�� 1�� `�4s� rp�� .� ✓ 19s• �
��\Jd i, po��� �Q�\\�` __--r-,_ �_' ' _d��1 `►ria
Edi -
•
INN
Due to the location along Highway 101 and the proximity of the dwelling units next to
the freeway, the Dove Creek Master Plan included a Condition of Approval which
requires the developer to install a landscape buffer between the project site and
Highway 101.
CUP Condition 31: "The applicant shall be responsible for the installation
and maintenance of screen landscaping along the highway 101 frontage
and within the Caltrans right-of-way as shown in EXHIBIT C, subject to staff
and agency approval"
The CUP exhibit identified a landscape buffer made up of dense evergreen trees, an
understory of large shrubs, low shrubs and ground cover. Per the language in the
condition of approval and the exhibit, landscape was identified to be installed on both
the subject site and within the Caltrans right-of-way.
ITEM NUMBER: 2
DATE: 10-9-13
Previous DRC Review:
In November 2011, DRC reviewed a proposal from the developer, Robbins Reed Inc.,
requesting that CUP Condition #31 for Caltrans landscaping be removed. DRC was not
in favor of eliminating the landscape completely, but said they would consider reducing
the amount of landscape to keep costs down.
In April 2013, the applicant submitted revised plans for the Highway 101 landscape in
the Caltrans right-of-way. The proposal included mostly evergreen trees and a few
shrubs. The planting palette was designed to be much lower maintenance with plants
that would eventually naturalize the site with a buffer of native plants. The applicant
estimated that annual maintenance of the landscape in the Caltrans right-of-way would
cost about $6,800 per year with costs going down as the plants become established.
DRC approved the proposal as submitted by the applicant.
Caltrans Requirements
Upon receiving DRC approval, the applicant submitted an encroachment permit to
Caltrans to obtain permits to install the landscape. However, Caltrans has expressed
that their preferred option would be to not have any new landscape in their right-of-way.
If the City is going to require the landscape, Caltrans will permit it, provided that it meets
very specific new design and maintenance requirements which would add considerable
cost to the installation and ongoing maintenance of the landscape. Due to budget cuts
over the past several years, Caltrans has become very concerned about any added
maintenance, coordination or liability in their right-of-way. On July 26, 2013 City staff
and the Dove Creek developer met with Caltrans to try to work out a solution for the
permitting and installation of the Highway 101 frontage landscape. The City was willing
to be involved in the Caltrans permitting process, with ongoing maintenance bonds and
agreements between Caltrans, the City, and the applicant/Dove Creek HOA. The City
would agree to ongoing maintenance and liability for the new landscape with Caltrans,
and would in turn have an agreement with the developer/HOA that puts these
requirements and liability back on the project.
Caltrans new maintenance requirements would require that the applicant/HOA/City not
only maintain the new trees installed in the right-of-way, but also do maintenance of the
entire section of existing non -paved right-of-way, include regular weed abatement.
Caltrans currently maintains the weeds along the highway frontage with large tractors
and equipment, sometimes several times a year. They feel that if trees or shrubs are
planted, it will require additional handwork to maintain the weeds. Caltrans is also
concerned that the community will expect a higher level of ongoing manicured
maintenance, and therefore the entire frontage should be the responsibility of the
applicant. Liability associated with the frontage would also be given to the
applicant/HOA/City. If a fire started along the frontage as result of uncut weeds, the
City could be held liable. The City and the applicant were willing to accept the
maintenance and liability of the new trees which were to be installed, but the entire
width of the frontage for complete year round maintenance, weed abatement and
liability would add exponentially to the ongoing costs and risks of the project.
ITEM NUMBER: 2
DATE: 10-9-13
Access was another Caltrans issue which would increase costs. The Caltrans
landscape plan was previously designed to utilize existing roads and parking areas on
the Dove Creek side to stage maintenance trucks, and then access the areas of
Caltrans right-of-way landscape through gates across the property line. However,
Caltrans does not want gates leading from the project site to the Caltrans right-of-way.
Instead, they would require staging areas to be installed off Highway 101 so that
maintenance trucks could access the landscape from Highway 101. The applicant and
the City feel that this adds increased risk and considerable cost to the project.
Current Proposal
Due to the exponential increase in cost that would be associated with Caltrans recent
requirements, the applicant is proposing to add plants and increase the density of
landscape plantings on the Dove Creek side of the frontage, and eliminate the Caltrans
right-of-way plantings.
Proposed Landscape Planting
To be located on the applicant's site only, not in Caltrans right-of-way
Edge of travel lanes
DEL R0&4L wAY M
it,
City Staff recently met with the developer and their landscape architect on site to walk
the entire Highway 101 frontage and identify areas that would be suitable for additional
trees and shrubs. Most areas along the frontage were identified for at least one or two
additional rows of tree plantings. Live oak trees, digger pines, toyons, and some
decorative trees to match other existing on-site landscaping are proposed. Over time,
these trees will grow and fill in the frontage to create a landscape buffer between the
new homes and the highway. The applicant has provided visual studies to show what
the proposed landscape would look like from Highway 101 after a few years. Views of
several locations were sketched and are provided as Attachment 3 of this report.
ITEM NUMBER: 2
DATE: 10-9-13
Visual studies of proposed on-site landscape buffer
tk! "
� 4
----------------
-_
I.
Existing
landscape
KEY MAP 9.
—Anticipated Screening
Height in 10 years
—Anticipated Screening
Height in S years
Proposed
landscape
PLANT SCHEDULE
TtEE^
ITEM NUMBER: 2
DATE: 10-9-13
There is one area of homes which could not be screened by additional on site
landscape. The villas at the end of Arbol del Rosal are constructed directly adjacent to
the highway. An existing wall is located behind the units, with a narrow drainage area is
located behind the wall. Therefore, there is no room in this area between the
homeowner's property and the Caltrans right-of-way for additional landscape screening.
Villas at the end of Arbol del Rosal
The main difference between the previously approved plans and the proposed solution
is that the hillsides facing Highway 101, which are mostly Caltrans property, would not
be planted with new landscape. Community appearance as perceived from traveling
along Highway 101 is a vital part of Atascadero's image. The Dove Creek frontage acts
as a community gateway feature making it a key site for implementing the City's long
term vision along the Highway 101 corridor. In the future, the City may choose to take
the lead on planting projects or other visual enhancements to improve the appearance
of the Highway 101 frontages. However, for the purpose of the current project, staff
believes that the proposed landscape will sufficiently create a landscape screen
between the Dove Creek units and the highway in most areas along the project
frontage, and would meet the intent of the project's condition of approval.
If DRC approves the proposed landscape revisions, costs and processing time for the
applicant would be significantly reduced as they would not need to go through the
Caltrans permitting process or provide maintenance bonds to the City and Caltrans,
which were previously estimated at about $275,000. Ongoing maintenance costs for
the HOA would also be reduced as the area of maintenance would be minimized.
ITEM NUMBER: 2
DATE: 10-9-13
Staff does have concern that the existing on-site Dove Creek landscape along the
Highway 101 frontage has not been being watered in recent years, and many of the
trees and shrubs which were planted in 2006 have died and been removed. It is staff's
understanding that the HOA has not wanted to accept maintenance of many areas of
the landscape since the project was not built out and there were not sufficient funds
being accrued by the existing homeowners to maintain the entire project landscape.
Staff recommends that prior to final of the landscape permit for the new Highway 101
landscape buffer, the applicant shall provide the City with a letter form the HOA showing
that they have accepted maintenance of this landscape and are committed to watering
the landscape so that it does not die again.
Construction of the residential units at Dove Creek is nearing completion. Currently,
there are only 6 cottages (one street) for which permits have not been issued. The
developer would like to begin construction on these right away. Completion of all the
units in the project will most likely be completed in the next 6 to 9 months. Staff
recommends that DRC direct the applicant to have all landscape installed and
conditions of approval completed prior to final of the last townhome building or group of
cottages.
Attachments:
Attachment 1: April 2013 Highway 101 landscape plans —Approved by DRC
Attachment 2: Currently proposed landscape plans: on-site landscape only
Attachment 3: Visual simulations for current on-site landscape proposal
ITEM NUMBER: 2
DATE: 10-9-13
Attachment 1: April 2013 HIGHWAY 101 frontage landscape plans —Approved by DRC
PLANT SCHEDULE
TREES
SHRUBS
BOTANICAL NAME
COMMON NAME
CONT
QTY
Cercis occidentalis
Western Redbud
15 gal
22
Cupressus macrocarpa 'Goldcrest'
Monterey Cypress
15 gal
37
Juniperus japonica
Juniper
15 gal
11
Pinus sabiniana
Digger Pine
15 gal
28
Quercus agrlfolla
BOTANICAL NAME
Ceanothus x 'Ray Hartman'
Heteromeles arbutlfolla
Coast Live Oak 15 gal 28
COMMON NAME CONT QTY
California Lilac 5 gal 30
Toyon 5 gal 45
KEY MAP
ITEM NUMBER:
DATE: 10-9-13
PLANTING PLAN -HIGHWAY 101
pp' -2 pp J 3 NOTE; SEE SHEET PP7.1 FOR
,3 ppJ PLANT LEGEND B NOTES
q S
KEY MAP
PLANTING PLAN - HIGHWAY 101
ppb? p�%3 NOTE: SEE SHEET PPT.1 FOR
p�5
PLANT LEGEND 8 NOTES
ppb 6 Ppb l
KEY MAP
e
ITEM NUMBER: 2
DATE: 10-9-13
anss� ^ I
I
I 1
1 `,Y
_-ti.✓�rA��+��.�`2}��I
�� : I
� I
lit
. .
I
110
PLANTING PLAN -HIGHWAY 101
PP7 3NOTE: SEE SHEET PP7.1 FOR
PLANT LEGEND &NOTES
ppb 6 ppb
KEY MAP
la
I
ja ml
W�cb
I
I �
I I
PLANTING PLAN -HIGHWAY 101
ppb 2 ppb 3 NOTE: SEE
\ pppis SHEET PP7OPLANT LEGEND&
'4
pp�6 pp,,
-(EY 'AAP
ITEM NUMBER: 2
DATE: 10-9-13
12 a 4
I
la
I
I I
I I
1
1
1
PLANTING PLAN -HIGHWAY 101
ppb 2 pp% 3 NOTE; SEE SHEET PP7.1 FOR
PLANT LEGEND d NOTES
Pp?4 p�S
6 pp''
KEY MAP
PLANTING PLAN - HIGHWAY 101
ppb? ppb
3
ppb 6 pp''
KEY MAP
NOTE: SEE SHEET PP7.1 FOR
PLANT LEGEND d NOTES
`ml
Mm+nx
lPP7.7
ITEM NUMBER: 2
DATE: 10-9-13
Attachment 2: Currently proposed landscape plans: on site landscape buffer only
See Following
Attachment 3: Visual simulations for current onsite landscape proposal
See Following
0
0
Ppm ppb 3
KEY MAP nol (9-
SCALE: 1" = 500'
FINAL CONSTRUCTION DRAWINGS - BID SET
PLANT SCHEDULE
TREES BOTANICAL NAME COMMON NAME CONT DETAIL
CERCIS OCCIDENTALIS WESTERN REDBUD 15 GAL SEE DETAILS A & D, SHEET PDA
MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA 24"BOX SEE DETAILS A & D, SHEET PDA
PINUS SABINIANA DIGGER PINE 15 GAL SEE DETAILS A & D, SHEET PDA
TTv
• POPULUS FREMONTII FREMONT COTTONWOOD 15 GAL SEE DETAILS A & D, SHEET PDA
�r'A�
u 1 PRUNUS ILICIFOLIA HOLLY LEAF CHERRY 24"BOX SEE DETAILS A & D, SHEET PDA
• QUERCUS AGRIFOLIA COAST LIVE OAK 24"BOX SEE DETAILS A & D, SHEET PDA
SHRUBS BOTANICAL NAME COMMON NAME CONT DETAIL
CEANOTHUS X 'RAY HARTMAN' CALIFORNIA LILAC 5 GAL SEE DETAILS B & C, SHEET PD.1
® FREMONTODENDRON CALIFORNICUM CALIFORNIA FLANNEL BUSH 5 GAL SEE DETAILS B & C, SHEET PDA
HETEROMELES ARBUTIFOLIA TOYON 15 GAL SEE DETAILS B & C, SHEET PD.1
EXISTING TREE
PLANTING NOTES
ESTABLISHED AT PROJECT IMPROVEMENTS
(PROTECT IN PLACE)
1. Plant list is for convenience of contractor only. In case of discrepancies between the plans and the list,
plans shall prevail.
2. Plant locations shown on the plans are diagramatic. Contractor shall locate all plant material under the direction
of the authorized representative prior to planting hole excavation.
3. The authorized representative reserves the right to make substitutions, additions, and deletions
to the planting layout as work progresses.
4. Contractor shall install all vegetation according to the detail on sheet PD,1 only per Caltrans specifications.
/O�_pNDSCAPFq,p
D OF 06,p
* y/�F
0
U W
Slgnafure
08/30/14
Date �\Q
STArEOFCA\\F�
THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND
ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN
THE PROPERTY OF RRM DESIGN GROUP AND NO PART THEREOF SHALL
BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT
FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT
THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE
EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF
THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT
BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.
RRM DESIGN GROUP COPYRIGHT 2006
RRM is a California Corporation
0
Z
W t�
Uj
W F---
0 O
V Z
I— Z
zQ
a
NO.
REVISION
DATE
O
PROJECT MANAGER
Chris Dufour #4993
�
1
DATE
September 24, 2013
CAD FILE
2011130-PP-HWY 101.DWG
u
O E
O
SHEET
PP7m
Cl)
ii
¢ o
O�
(3)� U o -an
CL
a
U
CJ
W
�O
`0
co
CV M M
O � c
r Lf) c
0
o �
in CD �
c ~
cm
=
=C;Cn
i c
C:o
�
•�
cn O
r
O
^ '
V/
M £
M �
c
V
`
0
Z
W t�
Uj
W F---
0 O
V Z
I— Z
zQ
a
NO.
REVISION
DATE
PROJECT MANAGER
Chris Dufour #4993
DRAWN BY
LDW
CHECKED BY
CD
DATE
September 24, 2013
CAD FILE
2011130-PP-HWY 101.DWG
JOB NUMBER
1005039
SHEET
PP7m
0
0
FINAL CONSTRUCTION DRAWINGS - BID SET
PLANTING PLAN - HIGHWAY 101 (9
north
SCALE: 1" = 20'
pA> „ n�
(9 KEY MAP north
SCALE: 1" = 500'
NOTE: SEE SHEET PP7.1 FOR
PLANT LEGEND & NOTES
S'O VpNDS CA Pt4
z � f
w
Si9nalun
08/30/14
Ran I oaf•
Dara \\�
STA TE OF CA��EO�
THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND
ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN
THE PROPERTY OF RRM DESIGN GROUP AND NO PART THEREOF SHALL
BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT
FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT
THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE
EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF
THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT
BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.
RRM DESIGN GROUP COPYRIGHT 2006
RRM is a California Corporation
O
a
r �
O
_^
"If
U
iL Q i� 04
NNE
O
o E J
0
O. U)� M
EL
CU
``HI'
C o
—U-)
0
o U)o
C4 Q
co
■ � � N � ami
o
=M
io
— LO �
=3 O � o
�
c/)CD
U-)
ro o
CO
1� 0
M e-
U
V
E
0
U
Q
O
rI
J
U
O z
4-0
> : z
0'
ca
U
NO. REVISION DATE
PROJECT MANAGER
Chris Dufour #4993
DRAWN BY CHECKED BY
LDW CD
DATE
September 24, 2013
CAD FILE
2011130-PP-HWY 101.DWG
JOB NUMBER
1005039
SHEET
PP702
0
0
FINAL CONSTRUCTION DRAWINGS - BID SET
PLANTING PLAN - HIGHWAY 101
PP;;;p ., n�
KEY MAP Holm -
SCALE: 1" = 500'
NOTE: SEE SHEET PP7.1 FOR
PLANT LEGEND & NOTES
SCALE: 1" = 20'
��O\yA )SCAPFq,PC
v�� D UF06' y/A
O
x .n
U W
Signature
08/30/14
Renewal Date
Det.
STA rE 0 F C A\ \F��
THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND
ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN
THE PROPERTY OF RRM DESIGN GROUP AND NO PART THEREOF SHALL
BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT
FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT
THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE
EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF
THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT
BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.
RRM DESIGN GROUP COPYRIGHT 2006
RRM is a California Corporation
LL
OS
A M O
i� Q �! N
U
o (3)�
Q� O -a
c
0
Ni 0 2i a
C J _m
c mcu
U
co
O
CV M
O � o
r Lf) o
O co CD
O �
U U
r� w
•� N � V
Q
W _ Mm O
cn �
A.2'
� o
z
o
•� U) O
4-J Lo
O
c)
Q
o
Vm
_o
m
U
Q
O
rI
J
U U
^♦ O z
W --
> : z
O ._
ca
U
NO. REVISION DATE
PROJECT MANAGER
Chris Dufour #4993
DRAWN BY CHECKED BY
LDW CD
DATE
September 24, 2013
CAD FILE
2011130-PP-HWY 101.DWG
JOB NUMBER
1005039
SHEET
PP7m3
0
0
FINAL CONSTRUCTION DRAWINGS - BID SET
PLANTING PLAN - HIGHWAY 101
pp"-> ., n�
KEY MAP Holm -
SCALE: 1" = 500'
NOTE: SEE SHEET PP7.1 FOR
PLANT LEGEND & NOTES
SCALE: 1" = 20'
��O\yA )SCAPFq,PC
v�� D UF06' y/A
O
x .n
U W
Signature
08/30/14
Renewal Date
Det.
STA rE 0 F C A\ \F��
THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND
ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN
THE PROPERTY OF RRM DESIGN GROUP AND NO PART THEREOF SHALL
BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT
FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT
THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE
EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF
THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT
BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.
RRM DESIGN GROUP COPYRIGHT 2006
RRM is a California Corporation
LL
OS
A M O
i� Q �! N
U
o (3)�
Q� O -a
c
0
Ni 0 2i a
C J _m
c mcu
U
co
O
CV M
O � o
r Lf) o
O co CD
O �
15
r� w
•� N � V
Q
W _3
c O
cn M
4 o
z
o
•� U) O
4-J Lo
O
c)
Q
o
Vm
_o
m
U
Q
O
rI
J
U U
^♦ O z
W --
> : z
O ._
ca
U
NO. REVISION DATE
PROJECT MANAGER
Chris Dufour #4993
DRAWN BY CHECKED BY
LDW CD
DATE
September 24, 2013
CAD FILE
2011130-PP-HWY 101.DWG
JOB NUMBER
1005039
SHEET
PP7m4
3
O
O
N
N
N
L6
N
o
0
0
F4
PLANTING PLAN - HIGHWAY 101
pp"-> ., n�
(9 KEY MAP north
SCALE: 1" = 500'
NOTE: SEE SHEET PP7.1 FOR
PLANT LEGEND & NOTES
FINAL CONSTRUCTION DRAWINGS - BID SET
0
north
SCALE: 1" = 20'
S'O VpNDS CA Pt4
z � f
w
Signalun
08/30/14
Ran I oaf.
Dara \\�
STA TE 0 F C
THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND
ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN
THE PROPERTY OF RRM DESIGN GROUP AND NO PART THEREOF SHALL
BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT
FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT
THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE
EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF
THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT
BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.
RRM DESIGN GROUP COPYRIGHT 2006
RRM is a California Corporation
z
Q
V
z
z
Q
NO.
REVISION
DATE
O
C
PROJECT MANAGER
Chris Dufour #4993
DRAWN BY
LDW
CHECKED BY
CD
DATE
September 24, 2013
CAD FILE
2011130-PP-HWY 101.DWG
cD E
SHEET
PP7m
O C)
rn
O
_c-
U
L
O
r
J
Cn
^^ ''
W(D
C
':T
:T
r
r
o
U) CD
co
� r
�,■�
(.�)
= M
0
rU')
00
Cn O
U') 00
cfl
A'
W
ti d
M
V
z
Q
V
z
z
Q
NO.
REVISION
DATE
PROJECT MANAGER
Chris Dufour #4993
DRAWN BY
LDW
CHECKED BY
CD
DATE
September 24, 2013
CAD FILE
2011130-PP-HWY 101.DWG
JOB NUMBER
1005039
SHEET
PP7m
N
U
-i--j
Ca
1
PLANTING PLAN - HIGHWAY 101
PP
2
I• .
KEY MAP (9
MAP north
SCALE: 1" = 500'
NOTE: SEE SHEET PP7.1 FOR
PLANT LEGEND & NOTES
--------------
-
FINAL CONSTRUCTION DRAWINGS - BID SET
-----------------
------------ ^
I..L
y
north
SCALE: 1" = 20'
��O\'pA)SCAPFq,PC
v�� D UF06' y/A
O
x .n
U W
Signature
08/30/14
Renewal Date
Det.
STATE OF Cp\\F��
THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND
ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN
THE PROPERTY OF RRM DESIGN GROUP AND NO PART THEREOF SHALL
BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH
ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT
FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT
THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH
THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE
EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF
THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT
BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.
RRM DESIGN GROUP COPYRIGHT 2006
RRM is a California Corporation
O
C
LL
OS
A M O
i� Q �! N
U _�
O (3)�
Q� O -a
c
Ni 0 2 a
C J _m
c 'nU
O
cu
CV M
O � o
r Lf) o
O co CD
O �
U U
r� w
•� N � V
Q
W _3
c O
cn M
4 o
(3
o
Ln =s) =
•� (A O >
4-J Ln
(.0 o
O
c)
Q
� o
Vm
_o
m
U
Q
O
M Q
J
U U
O z
4-0
> �� z
o ._
ca
U
NO. REVISION DATE
PROJECT MANAGER
Chris Dufour #4993
DRAWN BY CHECKED BY
LDW CD
DATE
September 24, 2013
CAD FILE
2011130-PP-HWY 101.DWG
JOB NUMBER
1005039
SHEET
PP7m6
22
DOVE CREEK
Highway 10 1
Landscape Screening -
Visual Studies
M
rrmdesigngroup III
September 25, 2013 creating environments people enjoy`
Dove Creek
Highway 101 Landscape Screening - Visual Studies
View 1 - Existing Northbound
rrmdesigngroup III
September 25, 2013 creating environments people enjoy*
Landscape screening not
feasible in this area due to
existing drainage facilities
PLANT SCHEDULE
TREES
BOTANICAL NAME COMMON NAME
CONT
CERCIS OCCIDENTALIS WESTERN REDBUD
15 GAL
Growth Rate: 24"-36"/ Season (5 yrs: 15', 10 yrs: 25', Max Ht: 25')
MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA
24"BOX
Growth Rate: 24"/ Season (5 yrs: 20', 10 yrs: 30', Max Ht: 65')
PINUS SABINIANA DIGGER PINE
15 GAL
Growth Rate: 36"/ Season (5 yrs: 25', 10 yrs: 40', Max Ht: 65')
O
POPULUS FREMONTII FREMONT COTTONWOOD
15 GAL
Growth Rate: 36"/ Season (5 yrs: 25', 10 yrs: 40', Max Ht 40'-80')
�1
v
j~"J1
PRUNUS ILICIFOLIA HOLLY LEAF CHERRY
24"BOX
Growth Rate: 24"/ Season (5 yrs: 15', 10 yrs: 25', Max Ht: 25')
QUERCUS AGRIFOLIA COAST LIVE OAK
24"BOX
�����✓✓✓���
Growth Rate: 24"/ Season (5 yrs: 20', 10 yrs: 30', Max Ht: 65')
SHRUBS
BOTANICAL NAME COMMON NAME
CONT
CEANOTHUS XRAY HARTMAN' CALIFORNIA LILAC
5 GAL
Growth Rate: 24"-36"/ Season (5 yrs: 10', 10 yrs: 20', Max Ht: 20')
®
FREMONTODENDRON CALIFORNICUM CALIFORNIA FLANNEL BUSH
5 GAL
Growth Rate: 36"/ Season (5 yrs: 10', 10 yrs: 20', Max Ht: 20')
HETEROMELES ARBUTIFOLIA TOYON
15 GAL
Growth Rate: 12"-24"/ Season (5 yrs: 10', 10 yrs: 15', Max Ht: 25')
0 EXISTING TREE
Dove Creek
Highway 101 Landscape Screening - Visual Studies
View 2 - Existing Northbound
rrmdesigngroup III
September 25, 2013 rreatinq environments people enjoy*
r
. r4
®^ R
c Anticipated Screening
Height in 10 years
Anticipated Screening
Height in 5 years
PLANT SCHEDULE
TREES
BOTANICAL NAME COMMON NAME
CONT
CERCIS OCCIDENTALIS WESTERN REDBUD
15 GAL
Growth Rate: 24"-36"/ Season (5 yrs: 15', 10 yrs: 25', Max Ht: 25')
MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA
24"BOX
Growth Rate: 24"/ Season (5 yrs: 20', 10 yrs: 30', Max Ht: 65')
PINUS SABINIANA DIGGER PINE
15 GAL
Growth Rate: 36"/ Season (5 yrs: 25', 10 yrs: 40', Max Ht: 65')
OPOPULUS
FREMONTII FREMONT COTTONWOOD
15 GAL
Growth Rate: 36"/ Season (5 yrs: 25', 10 yrs: 40', Max Ht: 40'-80')
�1
v
PRUNUS ILICIFOLIA HOLLY LEAF CHERRY
24"BOX
Growth Rate: 24"/ Season (5 yrs: 15', 10 yrs: 25', Max Ht: 25')
QUERCUS AGRIFOLIA COAST LIVE OAK
24"BOX
�����✓✓✓���
Growth Rate: 24"/ Season (5 yrs: 20', 10 yrs: 30', Max Ht: 65')
SHRUBS
BOTANICAL NAME COMMON NAME
CONT
CEANOTHUS XRAY HARTMAN' CALIFORNIA LILAC
5 GAL
Growth Rate: 24"-36"/ Season (5 yrs: 10', 10 yrs: 20', Max Ht: 20')
®
FREMONTODENDRON CALIFORNICUM CALIFORNIA FLANNEL BUSH
5 GAL
Growth Rate: 36"/ Season (5 yrs: 10', 10 yrs: 20', Max Ht: 20')
HETEROMELES ARBUTIFOLIA TOYON
15 GAL
Growth Rate: 12"-24"/ Season (5 yrs: 10', 10 yrs: 15', Max Ht: 25')
OEXISTING TREE
T ' ;
•11t �
A �;L
Dove Creek
Highway 101 Landscape Screening - Visual Studies
View 3 - Existing Southbound
rrmdesigngroup III
September 25, 2013 creating environments people enjoy*
PG NG
Anticipated Screening
Height in 10 years
Anticipated Screening
Height in 5 years
PLANT SCHEDULE
TREES
BOTANICAL NAME COMMON NAME
CONT
CERCIS OCCIDENTALIS WESTERN REDBUD
15 GAL
Growth Rate: 24"-36"/ Season (5 yrs: 15', 10 yrs: 25', Max Ht: 25')
MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA
24"BOX
����///
Growth Rate: 24"/ Season (5 yrs: 20', 10 yrs: 30', Max Ht: 65')
PINUS SABINIANA DIGGER PINE
15 GAL
Growth Rate: 36"/ Season (5 yrs: 25', 10 yrs: 40', Max Ht: 65')
O
POPULUS FREMONTII FREMONT COTTONWOOD
15 GAL
Growth Rate: 36"/ Season (5 yrs: 25', 10 yrs: 40', Max Ht: 40'-80')
u 1
PRUNUS ILICIFOLIA HOLLY LEAF CHERRY
24"BOX
Growth Rate: 24"/ Season (5 yrs: 15', 10 yrs: 25', Max Ht: 25)
QUERCUS AGRIFOLIA COAST LIVE OAK
24"BOX
4�
Growth Rate: 24"/ Season (5 yrs: 20', 10 yrs: 30', Max Ht: 65')
SHRUBS
BOTANICAL NAME COMMON NAME
CONT
QCEANOTHUS
X-RAY HARTMAN' CALIFORNIA LILAC
5 GAL
Growth Rate: 24"-36"/ Season (5 yrs: 10', 10 yrs: 20', Max Ht: 20')
®
FREMONTODENDRON CALIFORNICUM CALIFORNIA FLANNEL BUSH
5 GAL
Growth Rate: 36"/ Season (5 yrs: 10', 10 yrs: 20', Max Ht: 20')
aHETEROMELES
ARBUTIFOLIA TOYON
15 GAL
Growth Rate: 12"-24"/ Season (5 yrs: 10', 10 yrs: 15', Max Ht: 25')
OEXISTING TREE
1
s: tea►_ __ _ _. __ -�-�
Dove Creek
Highway 101 Landscape Screening - Visual Studies
a
View 4 - Existing Northbound
rrmdesigngroup III
September 25, 2013 creating environments people enjoy*
-- - - - —
-- —
— - --
-
— — --
-
Growth Rate: 24"-36"/ Season (5 yrs: 15', 10 yrs: 25', Max Ht: 25')
-- -- ------
-- -
--- -
Growth Rate: 24"/ Season (5 yrs: 20', 10 yrs: 30', Max Ht: 65')
5 GAL
j`
Anticipated Screening
Height in 10 years
Anticipated Screening
Height in 5 years
PLANT SCHEDULE
TREES
O
Io1
0
SHRUBS
Q
Q
O
BOTANICAL NAME COMMON NAME CONT
CERCIS OCCIDENTALIS WESTERN REDBUD
15 GAL
Growth Rate: 24"-36"/ Season (5 yrs: 15', 10 yrs: 25', Max Ht: 25')
5 GAL
MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA
24"BOX
Growth Rate: 24"/ Season (5 yrs: 20', 10 yrs: 30', Max Ht: 65')
5 GAL
PINUS SABINIANA DIGGER PINE
15 GAL
Growth Rate: 36"/ Season (5 yrs: 25', 10 yrs: 40', Max Ht: 65')
15 GAL
POPULUS FREMONTII FREMONT COTTONWOOD
15 GAL
Growth Rate: 36"/ Season (5 yrs: 25', 10 yrs: 40', Max Ht: 40'-80')
PRUNUS ILICIFOLIA HOLLY LEAF CHERRY
24"BOX
Growth Rate: 24"/ Season (5 yrs: 15', 10 yrs: 25', Max Ht: 25')
QUERCUS AGRIFOLIA COAST LIVE OAK
24"BOX
Growth Rate: 24"/ Season (5 yrs: 20', 10 yrs: 30', Max Ht: 65')
BOTANICAL NAME COMMON NAME
CONT
CEANOTHUS X-RAY HARTMAN' CALIFORNIA LILAC
5 GAL
Growth Rate: 24"-36"/ Season (5 yrs: 10', 10 yrs: 20', Max Ht: 20')
FREMONTODENDRON CALIFORNICUM CALIFORNIA FLANNEL BUSH
5 GAL
Growth Rate: 36"/ Season (5 yrs: 10', 10 yrs: 20', Max Ht: 20')
HETEROMELES ARBUTIFOLIA TOYON
15 GAL
Growth Rate: 12"-24"/ Season (5 yrs: 10', 10 yrs: 15', Max Ht: 25')
EXISTING TREE