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Staff ReportSTAFF REPORT Hearing Date: June 4, 2013 (6:00 pm) T0: FROM: SUBJECT: Mayor & City Council Sonya Watters, Associate City Planner 208-884-5533 (~E IDR IAN,-- IDAHO / Bruce Freckleton, Development Services Manager 208-887-2211 FP-13-026 -Paramount Subdivision No. 23 I. APPLICATION SUMMARY The a licant, SCS Brighton, LLC, has applied for final plat approval of 35 single-family residential pp building lots and 2 common/other lots on 12.5 acres of land for Paramount Subdivision No. 23. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential). This is the first phase of development of the Paramount South 60 Subdivision preliminary plat (PP- 06-025). II. STAFF RECOMMENDATION Staff recommends approval of the Paramount Subdivision No. 23 final plat subject to the conditions noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. III. PROPOSED MOTION Approval I move to approve File Number FP-13 -026 as presented in the staff report for the hearing date of June 4, 2013, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-13-026, as presented during the hearing on June 4, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-13-026 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located northeast of the N. Linder Road and W. McMillan Road intersection, in the SW 1/4 of Section 25, T. 4N., R. l W. B. Applicant: SCS Brighton, LLC 12601 W. Explorer, #200 Boise, Idaho 83713 Paramount Subdivision No. 23 FP-13-026 PAGE 1 C. Owner: Same as applicant D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer, #200 Boise, Idaho 83713 V. STAFF ANALYSIS The proposed final plat depicts 3 5 single-family residential building lots and 2 common/other lots on 12.5 acres of land. The gross density of the proposed subdivision is 2.8 dwelling units (d.u.) per acre with a net density of 5.0 d.u. per acre. The average lot size is 9,645 square feet (s.f.) and the minimum anticipated dwelling size is 1,400 s.f. All of the lots proposed for this phase of development are for single-family detached homes and comply with the dimensional standards of the R-8 zoning district. In 2006, this property was annexed and zoned (AZ-06-026) and a preliminary plat (PP-06-025} was approved for Paramount South 60 subdivision. This subdivision was allowed to integrate into the overall final plat phasing of Paramount Subdivision at the determination of the Planning Director. This is the first phase of development of Paramount South 60 subdivision but is the 23rd phase of the overall Paramount subdivision. Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found there to be 6 fewer building lots and an increase in the common area from zero to 1.22 acres. Because the number of buildable lots has decreased and the amount of common open space has increased, staff finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by UDC 11-6B-3 C.2. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved annexation and preliminary plat (AZ-06-026; PP- 06-025; TE-10-013) applications for this subdivision. 2. The applicant shall obtain the City Engineer's signature on the final plat within two years of the City Engineer's signature on a previous final plat, in accord with UDC 11-6B-7. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by The Land Group, stamped on May 8, 2013 by James R. Washburn shall be revised as follows: a. Note # 1, 2, and 3: Remove the sentence "Said drainage and irrigation easements are reserved for the Paramount Owner's Association or assigns". b. Note #4: Include lot and block numbers c. Note # 10: Revise as follows: "Building setbacks and dimensional standards in this subdivision shall be in compliance wither ~^„ ~e~,;+ ~rT TDB nn4~ „~~,;,,h c."c~. red ~^r r° ce~s~+~c~,~'~~°~, n~~"^+ ~r^„+A°°~ the dimensional standards of the R-8 zoning district in effect at the time of issuance of buildingpermits. d. Note #13: Delete note as this subdivision is not subject to a development agreement. e. Note # 14: Include recorded instrument number Paramount Subdivision No. 23 FP-13-026 PAGE 2 5. The landscape plan prepared by The Land Group, dated May 10, 2013, shall be revised as follows: a. The arking spaces along the southern boundary of Lot 1, Block 60 either need to be p relocated entirely within the right-of way; or, a planter island needs to be provided to break up the row of parking in accord with UDC 11-3B-8C.2. 6. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. If ermanent fencing does not exist at the subdivision boundary, temporary construction fencing to p contain debris shall be installed around this phase prior to release of building permits for this subdivision. 7. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. VII. GENERAL REQUIREMENTS 1. Street signs are to be in place, domestic water system shall be installed approved and activated, sanitary sewer main(s) shall be installed and passed air test and video inspection and final plat recorded prior to applying for building permits. 2. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 3. All development improvements, including but not limited to water and sewer, shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11- SC-l. 4. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat. 5. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 6. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 7. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 8. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 9. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13 -8.3 ). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 10. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. 11. The applicant's design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or the ACRD. The design engineer shall provide certification that the facilities have been Paramount Subdivision No. 23 FP-13-026 PAGE 3 installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 12. At the com letion of the project, the applicant shall be responsible to submit record drawings p er the Ci of Meridian AutoCAD standards. These record drawings must be received and p tY a roved rior to the issuance of a certification of occupancy for any structures within the pp P project. 13. The a licant shall provide easement(s) for all public water/sewer mains outside of public right of pp way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), ~a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 8112" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 14. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete public sewer, and water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-221 1. 15. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two 2 ears. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development for more information at 887-2211. 16. A letter of credit, cash surety or bond in the amount of 110% will be required for all uncompleted non-life safety improvements (e.g. fencing, landscaping, amenities, etc.), prior to signature on the final plat. 17. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. VIII. EXHIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 5124/06) C. Proposed Final Plat (dated: 5/8/13) D. Proposed Landscape Plan (dated: 5/ 10/13 } Paramount Subdivision No. 23 FP-13-026 PAGE 4 Exhibit A -Vicinity Map ~` ~ ~i .~R Paramount Subdivision No. 23 FP-13-026 ~~~~- ,~~~ ~~ ~.~.~~ MrMMN Mew ~ iMIM w w MMM 1- BMW ~ ~~ Paramount Su~ivi~~an No. 23 Exh~it .r w ,~ 1 PAGE 5 ~~~~ C~~~'~l~Tll ~Nr wrr~w~ Exhibit B -Approved Preliminary Plat (dated: 5/24/06) Paramount Subdivision No. 23 FP-13-026 PAGE b Exhibit C -Proposed Final Plat (dated: 5/8/13) ~- ROCNY MOUNTAIN I PARAMOUNT HIGH SCHOOL SUBDIVISION N0. 6 I ~. 0 5.26 5.25 sit 1~ aar _ _ ~! sl/TB ~r~ 1871.11' ~ ~ ^ $ L -$ ~~ - - - ~ ntss' eaaw $ I q__~ ~ J ~ ~ w~~ 57 S( ~ O { W I ~ /i v ~ ~ Irk a ry~ ~a ta~ GJ I ~ ~~:im® ~' ~' ® ~~ Ea cls ,~ ~ / gl ~I xl 0 g Z Grti~ i ~~~` h, ~~ S26 S.25 FINAL PLAT PARAMOUNT SUBDIVISION N0.23 LOCATED IN THE SE 114 OF THE SW 114 OF SECTION 25, T.4N., R.1 W., B.M., MERIDIAN, ADA CO^UNTY, IDAHO Legend 20 ~ -l ~ FWND BRASS CAP MONULIENT J 0 SET 5/8'N 14' ICON PB! KITH PLASHC CAP, PLS 7880 o SET E/2'x 24' IR011 RN I MTN PlAS11C CAP, PLS 7880 G I ~ ~' ® FOUND S/8' IR091 PIN, PLS 7880. CR AS SHOWN PARAMOUNT • FOUND 1/2' IRDN PIN, Ply 7880 SUBDIVISION N0. 12 - - SU~INSNIN BOUNDARY LNE ~s INTERIOR LOT LINE ~~ ~ ~~ ~ C-51/18 - - - SECINNI LBIE ixar 72ar star noo' Tzar '~ 17811' 100' S0' 0 100' 200' 3D0' ROAD CENTERIAE BLOCK 26 -- -- -~{----~ 8 $ ~ $ ~ $ ~ a ® I~ RN;HT-OF-WAY LINE ®~ ~ ~ ~ ~ ®~ ~ ® ~ ~ -1 ~ tr Scale: l" =100' ----- 58919_09'F (1 -- ----' EASEMENT LINE 71ar 8W' T2~' 7Lar C70 ~ c IOaar ~, ~ 0 io ------ ~' _ S~'tSSS'E 30894' ~' $ W. KIN(iSLEY DR. ii has ~ ~ sBmtat I EA3' >s.ar 7aa9' 9aof G, ~. 17 nazg I ~. $ m © - ®I8~ .. ~ 8©"$~~~$ ~3a 30'~ ~~~I I~'25'3J'N TAi ns.ar < t9aar yI ~ ~ ~ ~ sea/essrE m.~' rB.ar 8 9 $ w $ O DI$ ~ ~ z n O X21 ml~ oz ,~y3,w ~ 569•r71a~~,rY~ o 115DM ~ n IiOar I p ¢ N BLOCK 60 ~ g 10 $ z ~ s Z` ($ ~' ~ > a ~ ~ ~ 0~ ~ ~ ~ i~ z, `o 115.90' I 13(LOD' m $ 11 ~ 3w 3d ~ ~$~-15' In $ 0 023 iii 131.91 94.97 ~ ~~ 100.QY I _ - SB9Y710'E 71997 ~_ $89Y!'10'E 150.00' A W. LAUGHTON DR. 80.ar 80.01 80.ar 9aaT ~ c~ pg'9 -.) y' O ~~ O B~ O f$ 0 g~ ~ ,s , ~~ 14 TJ = 8 ~ ~' BLOCK 3~ 1 m ---'- BLOCK 61 J 10~ Eom' mar Ba9c _ eaao' sTF >tl 120,00' - - - 11897~101M 4728/ za9z REAL POWT CiF BELIINNING UNPLATTED ( I~ 1v g ---------- EAISTWG BOUNDARY LINE EATSONG LOT LWE ® LOT NUMBER BLOCK 61 BLCt3( NUMBER NDtes: 1. ALL Lor LNES cowal ro A Pueuc RNNr-oT-war LNE ANO THE Ex1ER10R suaaVlSION Ba9nARr HaAE A 1Q1 (101 FDDT w0E PFAl1ATIENT PUNIC UnUDES PA(FERtt DRAINAGE 8 PROPFNTY IfNIGA00N EASaIEHT, UNUE55 ONO151aED ONEANSE SAID DRAINAGE ANO wRN;A1KN EASEMENTS AAE ffSR'h'D FCR 1HE PARANCllNi Owlpt'S ASSOCUHON OR ASSKNS. 7. EACH SIDE CF NIERIOR LOT LINES HASE a Fl1E (S) f00i wDE PUBLIC UILIRES, PROPERtt ORANACf AND PRffEHtt IRRICAlla1 EASEMUNT IA9ESS WENSIC7ED OiHER11SE. SYD DRYNA(E AND 188C,111a1 EA574115 AIE RESERVED FCR 11E PARNWaTT ONNER'S ASSOaAIION OA ASSIGNS. a A 1EN (lo) FaoT woe vLwuc unanES, PROPERtt oRNNAII AND PAffEHrr 119acAnon EASEYExr Is HEREBY DE9CNAIED ALaVG DE AEAA LOT LNES lNlE55 gMOt51a8a OnERwSE SNO ORANAGE A7&I IN9CAlTg1 EASEMENrs AAE RESERVED Fal 1HE PMANOUNT DNNEA3 ASS0C1anCN CA ASS'a1S 4. L015 n, BLOCx tit AND 1015 a. BLOCK n; OR A Pa711011 ff SAID LOrs AND ffOCNS ARE SERVENT ro AIA CaKTAAN INE ACHO SRAM wA1ER DRANNE SYSTEEL 1TESE L015 ARE FNpAIBFRDI BY INAi CERTAIN MASTER PEAPENN. SrCRY MAIEA gtANaQ EA3KNf REGARDED ON YAY B, 2009 A5 N5IRUENI INl 109057259, ffFlaAL RELOADS ff ADA COLNtt, AtA INC(RPORAIEO HFAEN BY NIS REFERENCE AS IF SET FCR1H N NLL (nE'WS1EA EASFNETII'} THE YASiER EASEIENT ANO nE S70N1 wAIER ptANAGE SY'iFll ARE OEaCA1ED TO ACRD PUESUANT TO SECR011 10-23D2 IDAHO CWE. THE MASTER EASEMENT 6 Fa! RE OPERAION AND YANTplAN[E ff 1TE 51CRM wA1EA ORANACE SYSIEN. s. Lor ,, eLaK Ba aNO Lor I, ~axs 52; A1E DE9CNAlED As CCYUOII Lars aro sHaLL eE OwED AND MAINTNNEO BY TIE PARALIg1NT ONfA'S ASSOaAHON OR ASSIGNS. s. THE LOTS, xauDNC T9J9ANG ANO oauPaNCr, ARE waECr ro THE laws ANO cowanans ff THar CDtTAN MASTER DE[lARA1gN ff ODV4IANIS Ca1a11pN5, RESTNC110NS ATq EASEIENrS Fat PARAMOUNT SUBDMSIOH FlIED AS NSIRUNENi N0. 101017957, OFFIOAI RECORDS ff ADA CUVNtt, IDAH0. 7. N CON'IIANtE wrH 7HE IOAIN7 CODE SECIMx1 31-3805 1HE O'A1fR Oi 7H5 9JBaN51g1 HA$ PRaAOE- AN UN[ERCRgINO NNGAR(N SYSTEM.1015 N1HN DE STININSIa1 wLL BE OBlICA1E0 Fat A5~59IEN15 FAOY sTnERS nrNCanoN asTR~r Fat sAA7 IAllwarloH waTOt 8 THE PRESSxEE NfOGA1NN SYSIENI WIHN iHlS OEVELOPt1EN7 SHALL eE OwEO ~ MANTNAFD BY iXF PARAMWNr ONEA'S ASSOOAAaI. 9. AXY AESt~IN9CN ff IHR PUi SHALL ff N CONPUAIR3: NM THE MOS7 ~CENILY APPROVED SUBgN9q! STANOAAOS C4 7HE qtt ff YERDIAN. I0. BIwD91O SETBACKS aND O9IFNSIONAL STANOAAOS N 1HIS SUWIN90N SHALL BE N COMPEIANLE wiN CalaT10110. usE PENIir (aP-as-aoBi wwa Auowm FaE AEOUGED SEreACNS, Lor szES, AHO Lor FRa1rAGEs II. 71E ~rTCY EIEVAnCN ff HDUSE FOOINCS SHALL BE SEi A 498N1w ff i2 INCHES ABOVE THE MaEST NNOINI NORMAL MOUND wAIEA EIEVAila1. 12 IRIS DEVELCPYENr AECOGN7ES SECHON 21-4505 ff RE gM10 CODE Ax9iT ro FARM ACi, 9HICN STAIEY 110 AC19GalaTQ OPEAAngI, A(AICULNAAL fAOLITY OR E1~AN9g1 HEREOF SHALL BE OA BEC04E A MIISINCE, PRIVATE OR PUBLIC, BY ANY CXANOED CONgiKNS IN OR ABali 7HE SUARWNINC MONAfXtN3ANRAL ACHNIES AFTER IT NAS BEEN w OPERARW Fql YaE iHAN OVE (1) YEaA, wEl1 iNE OPEAAHaO FADUtt OA EINANSION wA5 NOT A IAOSANff AT 7HE iNE IT SEWN ff NAS CON5IRUCTED. 1HE PROV190N5 ff THIS SECINN SHALL NOT APPLY NEN A NUSPNCE ~;UUS TRgA INE IWROPER OR NEOlRlRfllr 9PEAADON ff AN AGNCULIUAAL OPERATION, ACNCUUURAL FACLitt OR El0'AN9a1 HEREOF." I3. 1HS PUi IS SL&ECT i0 A DEN30PYa11 ACREEwfNi CORDED AS NSIRLNFNT N0. 107137116, OFFlOAI RECaNS ff ADA COUNtt, 9DAH0. t4. TMS AINNNSIDN a SUB,ECi id A LICENSE ACAEELENT MIN ACHO Fat LANDSCATWdC A5 RECORDED N NSIRUMENi N0. ~-, aFIGAL RECa905 OF WA COIRItY, [Ydq. UPUSCAPNG SHALL ff ONEO AND YANTANFD BY HIE PARAYdINI OrNERS ASSOQA1lON OA ASSGNS. u /i ET &~ O~N~ Rp '~ rr. ~ ~b ~ ~ ~ `/ ~~°~ °' ~ ~ $8~ ~ THE Y GROUP ~ r ARBJO ~~ RTf OF L~~~ +sx e~T sa.m m;~ sw< laa 9LN'_ - - - 5.25 ~'R.1FA PA LOB A98~.lP/~ Pas.EOB.B9A 14/5 1/4 S.36 awu lAelond,.apnraa~n PN 113079 SHEET 1 OF 3 Paramount Subdivision No. 23 FP-13-026 PAGE 7 Exhibit D. -Proposed Landscape Plan (dated: 5/10/13) ( ( Project Calculations: _ Final Plat Landscape Notes __ 1. NO GNHS, GREENS, DRNNS, PONDS, WCILNDS PICCOPLANS, 1N71 GROUN0WAIER AREAS. OR ROCK gIIgDPPIN65 ARE AE90FNDH SUBOIWSION IEEES FAISI6D ON D65 SIZE .mEET NANE LwFAR FEE1 LllRBC11T Lf.SAB:LBIBL RGOIIIRL DROPOSED 2 ID TREES ND EK60NG ON 91E Wm A dAVEIEA OF 4° OA PffAIER. - M. FO%RlN MAY: 366 LF, - B5 2mI3s B 9 1 E)aS111G ITLUINCS S1RUC7URES PLANiRD AAUS UCHT POLE$ WALLS, PEACES, BEAMS, PMKNC AN0 LOADNC AREAS, - N CLOgiEY A1E.: 507 LP - 0 501/75 14 III YBICUUR OWVES, IAASH AREAS, SDEWHKS PAMWAYS, STO161WA7ER 0EIEXD0N NtEAS, SIGPO STREET NRIBRIXE CR D7HER - M. NINGSLEY OR N3 LF. - 0 - W/33 13 10~ ILAN-MNIE ETEIWHiS ARF ON THIS 511E ANO ARE LAC~IED AS 'EIOSRND LANDSCAPE". 1. NO SLOPES CRFAT 1H/N 2OS ROPE EY15T OR ARF PAOP03D ql DAS SITE - W. UUGHiON dU 1036 LF. -SID 6%/35 20 22 5. AFFER ro PLAN 9GEf5 FOR 9C+IT IAVR(AES PEA MERpAN dDAlA11CE it-7A-1 - N 16GLNL AVL 82 Lf. - 0 82/35 2 1" 6 MO PII8WO 6 PROPOSED W1H 7HI$ PLAN. - X. 1ERESITA AVE: 62 LF. - O 610r~ TREES ~ ~ 1. Ill lAfES PUKED W111W THE 8' W0E PARKWAY S1RIP SHNL HAVE RODS YAWNERS NSTNEED AT RACI(W tlJID AND FRONT C* W,W(. NSTALL IDS SHAWfgW "EP' A0OT BAWNER PANEL AI EACH 7AEF LOCAl1ON, IYPCK NDS PART NQ EP-2450 ACREAGE OEINCAILD PGR CON4ON OPEN SPACE: 53211 SO Ff, 1.22 ACRES NSTALL 2/" OW1H PANfE ON QNB 510E ANO IB` OTPDI PANEL ON SDEWHN 50E 10 E111FlD N EACH ONECIION OF (ENTER a TREE PER ACID 7AEE PLWiNG POVCY. SFE DETNL 1/L1.67. NUIIBEA CF TREES pROVDFD pl CpAMpI LOTS: 9 (7 REOUI6:D) 144E YIDGA,KW~"/" Street Tree Notes _ ~ - OUE i0 LOCATIpRS Cf AEYO SEEPAGE EEDS. NL OIXER laDUnFD TREES ro BE PLW1E0 OX ADJACENT pJIDABtE LOTS i. SNEEi TREES PLWTED W1HN P/HlYwY6 91V1 ~ NSTNIFD AT ONE TREE /FR 36~ IMWAA REL IESA ONYEWAY'1DM PFA LDI. K SIIQEI i(FkS AAF UNPHIE 70 ~ NSTHLFO W1H11NE PROPOSED PARNWAK dlE A ACID SEEPIDE BFO LOGTIOY QA IFRONN °tt MAZER SFRW7, 1IE AEOJNYD 1RQ5 Sf7ll ~ PUNTED QY INE A02ARN1 aMDABLE IpT THESE 1AEF51uY H NSiA11ED Ai AIC M a TNC Lor REYFiOPMENi. 2 /4445 SHHL NOT BE PUNIID W11NN A NNDIUN 5' 6 ANY Cltt WA1EA SEANCE. _._ ACRD Landscape Plan Notes 1FdES 9W1 NOT H (TINED W1HIN 1NE 10' CIEJR SGE @' ALL ACiO SIGf61 ORN! PPE I SIRVCNRES, OR fAGN[S Exa !. s i~~" E~ ¢S. i ~?~ i ~~ ~I+ ~~ t s" D N - 0 Z .> v 3 AEYDYE DEAn/DAYACEO BRANCHES AND C PRLNE i0 INIERMARCNH SQIEEY OF AOOi PRDBE 1RB0Rt71EAME STANDARDS; NPAOPERLY PRUNED TRFFS (A5 OFEPMKED BY BE O LWDST.APE /AgI11FCD SNHL BE C Sql UNE REMOVED ND RCPIACfO. wC~ /~ \ PAEVARNC WND BNECIION ~L~..AV c / ~ \ IAEE TRAP 1RUN( PAOIECIION, ~ NI C - REMONE AF1CR NSiNUDCN U1VRE 50//4001 PROBE AVBCfR f1MCN RE .~ ARpNO 7RlIN( (APPRO% ~ 2'a 2" (2DAA STRF (IENCIH AS `~~ 3-/' AMY FROM OKNN) \ ~ 1EDJIRmy-pQ1+QT~CTRArt RaoTBAt. 10 LOCATE MCH6i ROOK ~~ SFE NDTE 2. SEi SrADS PARALLEL ro WtlfST R00T$ SHpIID BC P~YlA11C NIID P09RCNE0 AT OA SLNHET 7" mKK CASCADE 1/.0.CII DYER. '~ ~~ ~' KETP CASCADE MACH' AWAY fROTI ADp1E BUf6AP, TWNE, ANO ~.\ 1R11NN WRE BASKET FRW lOP i/2 BACNFIt1 Wm 506 PUNYNC YN SFE ~N7JLS, 1145, ANDD PLISRNC IP / ., Il SPEC6ICADCNS POIt 1gR71ON/1 NEdWANON C FRp1 A0OIBNL F \ ~~~ ROOT BARBER SYNiNE1D BURLAP 5 U1NRW S` - " I. NSiALL AS C1DSE AS AY ro WFM 1HE ROD70ALL II //' ;~ \` \~ ~~ POSElNF TD WAUf AND ^ $HAll BE COMPLETELY CIXW ARD QITIER. (t 67 LL REMOVED. ONLY ~ ix ~~i ) ~ 2 SffCNY 1681)ED PROWCi. 9O0E6RAlIEA&E MrauP 2. Roo1BUL N SHAll BE LEET a, THE pAYEER COWIERCIH SLOW REI}!54 Q. BOTIpI OF 1HE ROOIBALL FERIIUIIR iAHEfS ACOT BARRIER - EEE NOTES $fi ROO7BALL CN NAR1E (~ ~ UNO6ERBED 91850E N i. HL 1RfE.S PUNTED WIMN 1HE B' OR NARROKER WOE PARXWAY 51RIP SHALL HAVE ADOT BIRPoTRS NSTALLED Ai BACK Cf CURB AND PAONi OF WAlif. INSTALL NDS SNAMfOWN "fP' ROOT BARBER PHEL AT EACH 11VE LOCA0a1, -"- 1YPEdL N05 PNti ND EP-2430. NSTALL 21' OEP7N PAIEL dP CIIAB SNE AND i6" 0EP1H PANEL DN 9OFWHK SDE 10 C%IFID NFPEET EAtlI 0AECIDN FApi CENTER DF 1DE PER ACRD 1REE PI,W1N6 POLICY. NSTAU. PEA ..J NNEMACNRERS SPE6Dh1NMl 2. iK STADNOCf /4445 IS TO ~ THE CONTRACTOR'S OPRCN; NOWElER THE CptiRAC1OA S RES°ON9LLE i0 NSJRE TNAi ALL TREES ARE FLW1E0 S1AAIdii HID 7X41 11EY ROIAN SIANGIIT FOR A YIIDIUY tt 11FA0. ALL STA1fNC, SH/ll FL REYOVID AT mE END OP IK ONE YEAR MARRHlIY PEROO. 1 1 RI 1NE ElfNi 6 A CUESRfN OR IACIf OF CLANiY ~ 1T[ ORAMNCS, ME CdifRAC1CR IS ro NOTFY iNE LNDSCAPE --- AACIIITECT fffDAE PAOCECDNG A LANDSCAPE CONTRACTOR li ro NORFY 0iE LANDSCAPE AACNIIECT AID OWER PRIOR ro NSTALLAIKIN OF PJNT NAIEAAL = 3. MRAP RIFffR 0871 lE5 ARC0NO 1HE iIEE 1RJNK5 ND STAPES USNO EImER MIE STANDARD OR FlYARE B(Ali b tYINO YE7N0O. SECURE mE iE$ TO 111E STAPES W1H CHVAM2FD NAAS TO PAEAEIIi SWPACE 8. WA1ER TREE PWfE WMN 114 FRET 2/ MWRS 7. N 114 EVENT IUROPAM SCES PREVEX7 TREE PLANRNG AS DETARFD. NOTIFY DE IANDSCAPE ARCNIIECT IMMFDIAI0.Y. i ~ Deciduous Tree Planting at Parkway Strip ~I ~ rnrm GRtlLIP `,.~ :~. - Plantin Schedule "'„°"°~'"~" ~~~ Ke BotaricalNllmN3 ComTTIalName Size Notes] ,AA,Ill,rr ~CINjY0N6.~l2dB TfeB6 \\Y5~~1f P•o .~/i~, 'O i ~ W __ _._..Ccia6apay-~.k..._.. .~A4._5_ 'S± _ °`°''~p, AN Acr Nuncalum .Jcr MP 1?^dda k Fpipm'_~ _ ~'!e9kn Su ael u '.);AL..B19 CU R FP F~ouNS peAnsTl.mK~p0lAlfdf` _ -R a ~ A~' ---_ ~L~@W~. ss f... = E: - ~~ W 7 *~~, e~L Nti~ sro~H ~ ,Im>9 500 UWN oel~ a ~ OJAASOIw '* _ q a ~~ L1.00 Paramount Subdivision No. 23 FP-13-026 PAGE 8 Landscape Plan _ ° NCRQCNTH SC,YE I' • 50'