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HomeMy WebLinkAboutBEEBE CHRISTIAN SCHOOL - PDP - PDP160022 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (3)LOT 13 LOT 1 SPRING CREEK FARMS NORTH LOT 13 TIMBERLINE CENTER LOT 12 TIMBERLINE CENTER LOT 11 TIMBERLINE CENTER AREAS TO RECEIVE MINIMUM 4" DEPTH OF WASHED 4"- 6" COBBLE OR WOOD MULCH OVER WEED BARRIER FABRIC SHRUB BED - SMOOTH RIVER COBBLE / WOOD MULCH IRRIGATED TURF DURA-TURF TALL FESCUE BLEND SOD NON IRRIGATED NATIVE ROLLTOP STEEL EDGER PARKING LOT INTERIOR LANDSCAPE BOUNDARY Fort Collins, Colorado BEEBE CHRISTIAN SCHOOL & SEVENTH DAY ADVENTIST CHURCH GROUP landscape architecture|planning|illustration 444 Mountain Ave. Behtroud,CO 80513 TEL WEB 970.532.5891 TBGroup.us PROJECT TITLE REVISIONS ISSUE DATE SHEET TITLE SHEET INFORMATION DATE SEAL July, 14 2016 DATE PREPARED FOR SHEET Rocky Mountain Conference of Adventists 2520 Downing St Denver CO, 80210 Staff Comments 11.01.16 Staff Comments 01.11.16 2 OVERALL LANDSCAPE PLAN Landscape Legend Plant List SCALE 1" = 30'-0" 0 30' 45' 60' NORTH Landscape Plan VINYL COATED CHAINLINK FENCE Parking Lot Interior Landscape Total Parking Area : 28,623 Sq Ft AREAS TO RECEIVE MINIMUM 4" DEPTH OF WASHED 4"- 6" COBBLE OR WOOD MULCH OVER WEED BARRIER FABRIC SHRUB BED - SMOOTH RIVER COBBLE / WOOD MULCH IRRIGATED TURF DURA-TURF TALL FESCUE BLEND SOD NON IRRIGATED NATIVE ROLLTOP STEEL EDGER PARKING LOT INTERIOR LANDSCAPE BOUNDARY THAN FINISH GRADE / IRRIGATION TREE WELL TO BE PROVIDED OPEN BURLAP AROUND TRUNK. CUT & REMOVE TOP 1/3 OF BURLAP GROUND COVER & SHRUB PLANTING DETAIL BACKFILL W/ 2/3 NATIVE SOIL & 1/3 COMPOST. THOROUGHLY WATER SETTLE SLOW RELEASE FERTILIZER TABLET (TYP.) 3" MIN. 3" AWAY FROM FOLIAGE SECTION EXISTING SOIL FOR SHRUBS THAN DIA. OF TO BE 6" LARGER PLANTING HOLE ROOTBALL FOR DIA. OF ROOTBALL 12" LARGER THAN GROUNDCOVER. KEEP MULCH LAYER FINISH GRADE TOP OF ROOT CROWN TO BE 1" HIGHER THAN FINISH GRADE CEDAR MULCH RING TO BE TWICE DIAMETER OF ROOT BALL - 2" DEPTH MULCH - SEE NOTES - 5" DEPTH MAXIMUM TRUNK TREE 3" MULCH 12" MIN. SECTION 12" MIN., TYP. NOTE: CEDAR MULCH TREE RING SHALL BE 36" DIA. BACKFILL W/ 2/3 NATIVE SOIL & 1/3 COMPOST. THOROUGHLY WATER SETTLE TIE GROMMETED NYLON STRAPS TO STAKE WITH WIRE. WIRE ENDS SHALL BE BENT BACK TO ELIMINATE BURRS AND WHITE PVC PIPE ALONG ENTIRE LENGTH OF WIRE FOR VISUAL AND SAFETY TOP OF ROOT CROWN TO BE 1" HIGHER EXISTING SOIL SLOW RELEASE FERTILIZER TABLET (TYP.) DRIVE TWO (2) WOOD STAKES PER TREE. REVISIONS 6 DRAWN BY: PROJECT NO: SHEET A1 OF MARKLEYDESIGNS.COM D E S I G N S ARCHITECTURE - PLANNING - CONSULTING 970.673.8248 markley mark BEEBE 12/05/16 1/10/16 REVISIONS 6 DRAWN BY: PROJECT NO: SHEET A2 OF MARKLEYDESIGNS.COM D E S I G N S ARCHITECTURE - PLANNING - CONSULTING 970.673.8248 markley mark BEEBE 12/05/16 1/10/16 REVISIONS 6 DRAWN BY: PROJECT NO: SHEET A3 OF MARKLEYDESIGNS.COM D E S I G N S ARCHITECTURE - PLANNING - CONSULTING 970.673.8248 markley mark BEEBE 12/05/16 1/10/16 REVISIONS 6 DRAWN BY: PROJECT NO: SHEET A4 OF MARKLEYDESIGNS.COM D E S I G N S ARCHITECTURE - PLANNING - CONSULTING 970.673.8248 markley mark BEEBE 12/05/16 1/10/16 REVISIONS 6 DRAWN BY: PROJECT NO: SHEET A5 OF MARKLEYDESIGNS.COM D E S I G N S ARCHITECTURE - PLANNING - CONSULTING 970.673.8248 markley mark BEEBE 12/05/16 CODE ANALYSIS: PRELIMINARY 1/10/16 REVISIONS 6 DRAWN BY: PROJECT NO: SHEET A6 OF MARKLEYDESIGNS.COM D E S I G N S ARCHITECTURE - PLANNING - CONSULTING 970.673.8248 markley mark BEEBE 12/05/16 ARCHITECTURAL RENDERINGS ARE NOT TO SCALE AND DO NOT REPRESENT ANY SITE OR LANDSCAPE DESIGN RE: LANDSCAPE ARCHITECT FOR TRELLIS DESIGN AND PLANING AT EAST ELEVATION 1/10/16 Invue ABB ARBOR BOLLARD PATHWAY LUMINAIRE SPECIFICATION FEATURES Construction Top Housing: Low copper, cast aluminum top maintains strength and precision while providing for: rapid heat dissipation, vandal resistance and superior dayform. Lower Housing: Heavy 0.188” wall seamless extruded aluminum 4” O.D. shaft attaches to base via stainless steel fasteners. BASE: Rugged corrosion resistant extruded aluminum base mounts to foundation with three anchor bolts. Base features a pliable 1/2” thick neoprene leveling pad fitted to the bottom of base allows for sealing against water and dirt ingress regardless of minor deviations in grade of concrete pad. Optics Symmetric and asymmetric distributions are available using WaveStream LED optical technology. The optical waveguide is manufactured using precision injection molded acrylic for the ultimate level of glare control and visual comfort. Offered standard in 4000K (+/- 275K) CCT, optional 3000K minimum 80 CRI. Electrical LED driver(s) are mounted to electrical tray for easy installation and maintenance for 120-277V 50/60Hz, 347V 60Hz or 480V 60Hz operation. Offered standard with 0-10V dimming driver and Eaton’s proprietary circuit module designed to withstand 10kV of transient line surge. Luminaire is suitable for ambient temperature applications from -30°C (-22°F) to 40°C (104°F) and IP66 rated against the ingress of dust and water. Controls The Arbor Bollard options are designed to be simple and cost- effective ASHRAE and California Title 24 compliant solutions. An integrated dimming and occupancy sensor is a standalone control option available in on/off (MSP) and bi-level dimming (MSP/DIM) operation. An optional handheld remote (ISHH) allows custom programming to suit all needs. Mounting Luminaire is mounted to 3 x 1/2” anchor bolts on a 2-3/8” bolt circle to with stand a 600 pound overturn moment. Order anchor bolts and installation template separately (ABAnchor). Finish Eaton utilizes premium ultra- weatherable TGIC based polyester powder coatings that are specifically formulated to withstand extended outdoor exposure. The powders are formulated exclusively for Eaton to serve functionally as well as decorative. Good film appearance combinded with excellent mechanical an exterior exposure qualities display greater than twice as much gloss retention. RAL and custom color matches available. Finish is compliant with ASTM B117 3000hr salt spray standard. Warranty Five-year warranty. TD501002EN 2016-07-05 17:12:50 The Arbor Bollard from Invue brings architectural style to the pedestrian level. The Arbor Bollard can be used along with Arbor post top luminaires to provide a coordinated look sure to enhance any architectural setting. WaveStreamTM LED optics present a pixilation free image replacing visible glare, while providing high levels of pavement illumination. DESCRIPTION CERTIFICATION DATA UL/cUL Listed IP66 Housing ISO 9001 RoHS ENERGY DATA Electronic LED Driver >0.9 Power Factor <20% Total Harmonic Distortion 120-277V 50/60Hz, 347V 60Hz, 480V 60Hz -30°C Minimum Temperature 40°C Ambient Temperature Rating Approximate Net Weight: 19.25 lbs. [8.75 kgs.] S Y S T E M S C E R T I F I E D 30" [762mm] 36" [914mm] 42" [1,067mm] 8-1/4" [210mm] 4" [102mm] DIMENSIONS 2-3/8" [60mm] Bolt Circle 120° (3) 1/2" [13mm] 4" [102mm] Bolts 1" [25mm] Wireway Align Facing Pathway BOLT CIRCLE ORIENTATION Catalog # Type Date Project Comments Prepared by TD517003EN 4/22/2016 Catalog # Project Comments Prepared by Type Date SPECIFICATION FEATURES DESCRIPTION Recessed 6-inch LED lens downlight is available in various distributions, lumen and CRI/CCT options. Suitable for commercial construction and can be used for both new or renovation work. Insulation must be kept 3” from top and sides of housing. Use for general area lighting where high efficiency and visual comfort are required. MECHANICAL Frame Boat shaped galvanized steel frame with adjustable plaster lip accommodates ceilings up to ½ - 2” thick. May be used for new construction or remodeling installations. Provided with (2) remodel clips to secure frame when installed from below the ceiling. Mounting Brackets Bar hanger receivers adjusts 2” vertically from above the ceiling or thru the aperture. Use with No Fuss™ bar hangers or with ½” EMT. Removable to facilitate installation from below the ceiling. No Fuss™ Bar Hangers Captive preinstalled bar hanger locks to tee grid with a screwdriver or pliers. Centering mechanism allows consistent positioning of fixtures. OPTICAL LED Module Proximity phosphors over chip on board LEDs provide a uniform source with high efficiency and no pixilation. Available in 80 or 90 CRI minimum, accuracy within 3 SDCM provides color uniformity. See ordering information for available CRI / CCT options. Passive thermal management achieves L70 at 50,000 hours in non IC applications. Integral diffuse lens provides visual shielding. Integral connector allows quick connection to housing flex. Reflector One piece parabolic aluminum reflector provides cutoff for a visually comfortable optic. Attaches to LED module with (3) speed clamps minimizing light leaks to lens. Self-flanged standard with an optional white painted flange. Trim Retention Reflectors are retained with two torsion springs holding the flange tightly to the finished ceiling surface. ELECTRICAL Junction Box (6) ½” and (2) ¾” trade size pry outs positioned to allow straight conduit runs. Listed for (12) #12 AWG (six in, six out) 90°C conductors and feed thru branch wiring. Driver Integral UNV 120 - 277V 50/60 Hz constant current driver provides noise free operation. For 347V input use Halo transformer H347 or H347200. Continuous, flicker- free dimming from 100% to 10% with leading or trailing edge phase cut at 120V or 0 -10V analog control. Emergency Option Provides 90 minutes of standby lighting meeting most life safety codes for egress lighting. Available with both integral or remote charge indicator and test switch. Compliance - cULus listed for wet location - IP66 Ingress Protection Rated - Insulation must be kept 3” from top and sides. - Airtight per ASTM-E283. - Optional City of Chicago environmental air (CCEA) marking for plenum applications. - EMI/RFI emissions per FCC 47CFR Part 18 non-consumer limits. - Contains no mercury or lead and RoHS compliant. - Photometric testing in accordance with IES LM-79-08. - Lumen maintenance projections in accordance with IES LM-80-08 and TM-21-11. - Can be used to comply with California Title 24 Non-Residential Lighting Controls requirements as a LED Luminaire. - ENERGY STAR® listed for commercial applications, reference database for current listings. PD610 PD615 PD620 PD630 PDM6A 61V 1000, 1500, 2000 & 3000 Lumen Series LED 6-Inch Aperture Lens Downlight Lumens 1000 Series Input Voltage 120V 277V Input Current .103 A .058 A Input Power 12.1 W 13.2 W Efficiency 88 LPW 88 LPW Inrush Current .048 A .080 A Lumens 1500 Series Input Voltage 120V 277V Input Current .146 A .1 A Input Power 17.1 W 17.9 W Efficiency 87 LPW 87 LPW Inrush Current 1.920 A 0.960 A Lumens 2000 Series Input Voltage 120V 277V Input Current .175 A .536 A Input Power 20.78 W 21.06 W Efficiency 89 LPW 89 LPW Inrush Current .064 A .128 A Lumens 3000 Series Input Voltage 120V 277V Input Current .299 A .145 A Input Power 35.72 W 36.4 W Efficiency 82 LPW 82 LPW Inrush Current .096 A .928 A THD: ≤ 20% PF: ≥ 0.90 T Ambient -30 - +40°C Sound Rating ≤ 22dba Halo Commercial 2 3/8” RA Rectangular Arm VIPER S SERIES SMALL VIPER LUMINAIRE Intended Use: The Beacon Viper luminaire is available in two sizes with a wide choice of different LED Wattage configurations and optical distributions designed to replace HID lighting up to 1000W MH or HPS. Luminaires are suitable for wet locations. Construction: • One piece optical cartridge system consisting of an LED engine, LED lamps, optics, gasket and stainless steel bezel. • Cartridge is held together with internal brass standoffs soldered to the board so that it can be field replaced as a one piece optical system. • Two-piece silicone and micro-cellular polyurethane foam gasket ensures a weather-proof seal around each individual LED. LED/Optics: • LED driver accepts 100V through 277V, 50 Hz to 60 Hz (UNV), or a driver that accepts 347V or 480V input. • Power factor is .92 at full load. • All electrical components are rated at 50,000 hours at full load and 25°C ambient conditions per MIL- 217F Notice 2. • Dimming drivers are standard with connections for external dimming equipment available upon request. • Component-to-component wiring within the luminaire may carry no more than 80% of rated load and is listed by UL for use at 600VAC at 50°C or higher. • Plug disconnects are listed by UL for use at 600 VAC, 13A or higher. 13A rating applies to primary (AC) side only. Electrical: • Fixture electrical compartment shall contain all LED driver components and shall be provided with a push-button terminal block for AC power connections. • Optional 7-pin ANSI C136.41-2013 twist-lock photo control receptacle available. Compatible with ANSI C136.41 external wireless control devices. • Surge protection - 20KA; shuts off at end of life. • Lifeshield™ Circuit - protects luminaire from excessive temperature by interfacing with the 0-10V dimmable drivers to reduce drive current as necessary. The factory- preset temperature limits are designed to ensure maximum hours of operation to assure L70 rated lumen maintenance. The device shall activate at a specific, factory-preset temperature, and progressively reduce power over a finite temperature range. A luminaire equipped with the device may be reliably operated in any ambient temperature up to 55ºC (131ºF). The thermal circuit will allow higher maximum Wattages than would be permissible on an unregulated luminaire (if some variation in light output is permissible), without risk of premature LED failure or lumen depreciation. Operation shall be smooth and undetectable to the eye. Thermal circuit is designed to “fail on”, allowing the luminaire to revert to full power in the event of an interruption of its power supply, or faulty wiring connection to the drivers.The device shall be able to co-exist with other 0-10V control devices (occupancy sensors, external dimmers, etc.). The device will effectively control the solder point temperature as needed; otherwise it will allow the other control device(s) to function unimpeded. Controls/Options: • Available with an optional passive infrared (PIR) motion sensor capable of detecting motion 360° around the luminaire. When no motion is detected for the specified time, the Motion Response system reduces the Wattage to factory preset level, reducing the light level accordingly. When motion is detected by the PIR sensor, the luminaire returns to full Wattage and full light output. Please contact Beacon Products if project requirements vary from standard configuration. • Available with Energeni for optional set dimming, timed dimming with simple delay, or timed dimming based on hours of operation or time of night (see www.beaconproducts.com/ products/energeni). Installation: • Mounting options for horizontal arm, vertical tenon or traditional arm mounting available. Mounting hardware included. • Product is suitable for applications requiring 3G testing prescribed by ANSI C136.31 Finish: • Beacote V polyester powder-coat electro- statically applied and thermocured. • Beacote V finish consists of a five stage pretreatment regimen with a polymer primer sealer and top coated with a thermoset super TGIC polyester powder coat finish. • The finish meets the AAMA 605.2 performance specification which includes passing a 3000 hour salt spray test for corrosion resistance and resists cracking or loss of adhesion per ASTM D522 and resists surface impacts of up to 160 inch-pounds. Listings: The luminaire shall be NRTL certified to UL 1598 and 8750 standards for use in wet locations. Warranty: Five year limited warranty (for more information visit: http://www.hubbelllighting.com/resources/ warranty). CERTIFICATIONS/LISTINGS DIMENSIONS SPECIFICATIONS PRODUCT IMAGE(S) Beacon Products • 2041 58th Avenue Circle East Bradenton, FL 34203 • Phone: 800-345-4928 Due to our continued efforts to improve our products, product specifications are subject to change without notice. © 2015 BEACON PRODUCTS, All Rights Reserved • For more information visit our website: www.beaconproducts.com • Printed in USA VPS-SPEC 2/16 Cat.# Approvals Job Type design . performance . technology design . performance . technology B A rectangular arm slip fitter MOUNTING OPTIONS WB Wall Bracket PK2 2-3/8” Adjustable Knuckle Side View Side View Back View Back View SF2 2-3/8” OD Slip Fitter Accepts 2 3/8” OD tenon, min 4” long. 23 3/4” 6” 1” 5” 5 1/2” 6” 18 3/4” 6 5/8” Front 4 1/8” A B 22.75” 16.75” (578 mm) (425 mm) Weight: 15.0 lbs (6.8 kg) C 11.25” (286 mm) EPA .67 ft2 *3000K and warmer CCTs only C McGraw-Edison The Impact Elite family of wall luminaires is the ideal complement to site design. Incorporating modular LightBAR™ technology, the Impact Elite luminaire provides outstanding uniformity and energy-conscious illumination. Combined with a rugged construction, the Impact Elite luminaire is the ideal facade and security luminaire for zones surrounding schools, office complexes, apartments and recreational facilities. UL/cUL listed for wet locations. DESCRIPTION S Y S T E M S C E R T I F I E D Catalog # Type Date Project Comments Prepared by ISC/ISS/IST/ISW IMPACT ELITE LED 1 - 2 LightBARs Solid State LED WALL MOUNT LUMINAIRE SPECIFICATION FEATURES Construction Heavy-wall, die-cast aluminum housing and removable hinged door frame for precise tolerance control and repeatability. Hinged door inset for clean mating with housing surface and secured via two captive fasteners. Optional tamper-resistant Torx™ head fasteners offer vandal resistant access to the electrical chamber. Optics Choice of six patented, high- efficiency AccuLED Optics™ distributions. Optics are precisely designed to shape the light output, maximizing efficiency and application spacing. AccuLED Optics technology creates consistent distributions with the scalability to meet customized application requirements. Offered Standard in 4000K (+/- 275K) CCT and minimum 70 CRI. Optional 3000K CCT, 5000K CCT and 5700K CCT. Electrical LED drivers mount to die-cast aluminum back housing for optimal heat sinking, operation efficacy, and prolonged life. Standard drivers feature electronic universal voltage (120-277V 50/60Hz), 347V 60Hz or 480V 60Hz operation, greater than 0.9 power factor, less than 20% harmonic distortion, and are suitable for operation in -40°C to 40°C ambient environments. All fixtures are shipped standard with 10kV/10kA common – and differential – mode surge protection. LightBARs feature an IP66 enclosure rating and maintain greater than 95% lumen maintenance at 60,000 hours per IESNA TM-21. Emergency egress options for -20°C ambient environments and occupancy sensor available. Mounting Gasketed and zinc plated rigid steel mounting attachment fits directly to 4” j-box or wall with the Impact Elite “Hook-N-Lock” mechanism for quick installation. Secured with two captive corrosion resistant black oxide coated allen head set screws concealed but accessible from bottom of fixture. Finish Cast components finished in a five-stage super TGIC polyester powder coat paint, 2.5 mil nominal thickness for superior protection against fade and wear. Standard colors include black, bronze, grey, white, dark platinum and graphite metallic. RAL and custom color matches available. Consult the McGraw-Edison Architectural Colors brochure for the complete selection. Warranty Five-year warranty. TD514002EN *www.designlights.org 2015-06-03 10:00:35 CERTIFICATION DATA UL/cUL Listed LM79 / LM80 Compliant IP66 LightBARs ISO 9001 DesignLights Consortium® Qualified* ENERGY DATA Electronic LED Driver >0.9 Power Factor <20% Total Harmonic Distortion 120-277V/50 & 60Hz, 347V/60Hz, 480V/60Hz -40°C Minimum Temperature 40°C Ambient Temperature Rating SHIPPING DATA Approximate Net Weight: 18 lbs. (8 kgs.) Cylinder 18" [457mm] 9" [229mm] 7" [178mm] Quarter Sphere 9" [229mm] 18" [457mm] 9" [229mm] Trapezoid 16-1/2" [419mm] 9" [229mm] 7" [178mm] Wedge 16-1/2" [419mm] 8-1/4" [210mm] 8" [203mm] DIMENSIONS HOOK-N-LOCK MOUNTING REMOVE WIRE CAGE AND/OR TWINE. OPEN BURLAP AROUND TRUNK. CUT & REMOVE TOP 1/3 OF BURLAP PLAN THAN DIA. OF 24" GREATER ROOTBALL FINISH GRADE T-POST TREE TRUNK WIRE, TYP. NOTE: THE WIRE BETWEEN THE STAKE AND THE TREE MUST HAVE SLACK 5' MIN. GROMMETED NYLON STRAP, TYP. NOTE: WIRE BASKETS AND TWINE SHALL BE COMPLETELY REMOVED PRIOR TO TREE INSTALLATION. THAN FINISH GRADE / IRRIGATION TREE WELL TO BE PROVIDED TOP OF ROOT CROWN TO BE 1" HIGHER DRIVE THREE (3) WOOD STAKES PER TREE FOR TREES OVER 6' IN HEIGHT. DRIVE TWO (2) WOOD STAKES FOR TREES 6' IN HEIGHT OR LESS. SPACE ANCHORS EQUALLY AROUND TRUNK. AVOID DAMAGE TO BRANCHES. EXISTING SOIL SLOW RELEASE FERTILIZER TABLET (TYP.) BACKFILL W/ 2/3 NATIVE SOIL & 1/3 COMPOST. THOROUGHLY WATER SETTLE REMOVE WIRE CAGE AND/OR TWINE. OPEN BURLAP AROUND TRUNK. CUT & REMOVE TOP 1/3 OF BURLAP 18" MIN., TYP. SECTION 12" MIN. ROOTBALL THAN DIA. OF 24" GREATER FINISH GRADE PLAN TREE TRUNK T-POST GROMMETED NYLON STRAP, TYP. WIRE, TYP. NOTE: THE WIRE BETWEEN THE STAKE AND THE TREE MUST HAVE SLACK TOP OF ROOT CROWN TO BE 1" HIGHER THAN FINISH GRADE NOTE: WIRE BASKETS AND TWINE SHALL BE COMPLETELY REMOVED PRIOR TO TREE INSTALLATION. DECIDUOUS TREE PLANTING DETAIL CONIFER TREE PLANTING DETAIL NOTE: CEDAR MULCH TREE RING SHALL BE 36" DIA. 3" MULCH ROOTBALL DEPTH ROOTBALL DEPTH ROOTBALL DEPTH TIE GROMMETED NYLON STRAPS TO STAKE WITH WIRE. WIRE ENDS SHALL BE BENT BACK TO ELIMINATE BURRS AND WHITE PVC PIPE ALONG ENTIRE LENGTH OF WIRE FOR VISUAL AND SAFETY FOR ALL TREES WITHIN THE BUFFER ENHANCEMENT ZONE FOR ALL TREES WITHIN THE BUFFER ENHANCEMENT ZONE Fort Collins, Colorado BEEBE CHRISTIAN SCHOOL & SEVENTH DAY ADVENTIST CHURCH GROUP landscape architecture|planning|illustration 444 Mountain Ave. Behtroud,CO 80513 TEL WEB 970.532.5891 TBGroup.us PROJECT TITLE REVISIONS ISSUE DATE SHEET TITLE SHEET INFORMATION DATE SEAL July, 14 2016 DATE PREPARED FOR SHEET Rocky Mountain Conference of Adventists 2520 Downing St Denver CO, 80210 Staff Comments 11.01.16 Staff Comments 01.11.16 3 NOTES, SCHEDULES AND DETAILS 1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT. 2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. 3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING. 4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132. 5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE. 6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION 7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS. 8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES: 40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS 15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS 10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES 6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES. 4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES 4 FEET BETWEEN TREES AND GAS LINES 9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(A). 10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN . 11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY OWNERS ASSOCIATION. THE PROPERTY OWNERS ASSOCIATION IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND ON ALL DRIVEWAYS, PRIVATE DRIVES AND PARKING AREAS WITHIN THE DEVELOPMENT. 12. THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN. 13. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION. 14. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES. 15. IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID REVEILLE OR APPROVED EQUAL. 16. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" STEEL SET LEVEL WITH TOP OF SOD OR APPROVED EQUAL . 17. LANDSCAPING AND IRRIGATION WITHIN THE BUFFER ZONE ENHANCEMENT AREA SHALL BE ESTABLISHED AND MAINTAINED FOR A PERIOD OF AT LEAST THREE YEARS UNTIL IT REACHES AN AGREED UPON LEVEL OF SUCCESS, AT WHICH POINT THE CONTINUED MAINTENANCE WILL BE TURNED OVER TO STORMWATER. THE ESTABLISHMENT & MAINTENANCE PERIOD MAY BE EXTENDED PAST 3 YEARS BY THE CITY TO ENSURE THE REQUIRED LEVEL OF ESTABLISHMENT HAS OCCURRED. PRIOR TO THE AREA BEING TURNED OVER FOR MAINTENANCE TO STORMWATER THE DEVELOPMENT SHALL CONTACT CITY REPRESENTATIVES FROM STORMWATER, FORESTRY AND ENVIRONMENTAL PLANNING FOR A SITE INSPECTION. THE LEVEL OF ESTABLISHMENT MUST BE APPROVED BY TEH CITY PRIOR TO THE MAINTENANCE BEING TRANSFERRED TO STORMWATER. ALL SHADE AND EVERGREEN TREES NEED TO BE IN PLACE AND ESTABLISHED. 18. NATURAL HABITAT AREA IS MEANT TO BE MAINTAINED IN A NATIVE LANDSCAPE. 19. REFER TO SECTION 3.4.1 OF THE CITY OF FORT COLLINS LAND USE CODE FOR ALLOWABLE USES WITHIN THE BUFFER ZONE ENHANCEMENT ZONE. 20. LANDSCAPING INCLUDING STREET TREES SHALL BE SECURED WITH A LETTER OF CREDIT, ESCROW, OR PERFORMANCE BOND OF 125% OF THE VALUE OF THE LANDSCAPING AND INSTALLATION PRIOR TO THE ISSUANCE OF CERTIFICATE OF OCCUPANCY FOR ANY BUILDING. ALL CITY STREET TREES MUST BE INSTALLED, ESTABLISHED, OF AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO FINAL RELEASE OF FINANCIAL SECURITY. Street Tree Notes 1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. 2. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE. 3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR. 4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION. ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE. 5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS. Tree Protection Notes 1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR REMOVAL. 2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE. 3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE. 4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE. 5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES. 6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE. 7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED. 8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW: TREE DIAMETER AT BREAST HEIGHT (INCHES) AUGER DISTANCE FROM FACE OF TREE (FEET) 0-2 1 3-4 2 5-9 5 10-14 10 15-19 12 OVER 19 15 9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA. Plant List Hydrozone Table ZONE AREA WATER USE GALLONS HIGH 0 SF 18 GAL/SF 0 GAL MODERATE 7,404 SF 10 GAL/SF 74,040 GAL LOW 17,901 SF 3 GAL/SF 53,703 GAL VERY LOW 16,600 SF 0 GAL/SF 0 GAL TOTAL / AVERAGE 41,905 SF 127,743 GAL 3.05 GAL/SF A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. General Landscape Notes Landscape Legend Planting Details NATIVE GRASS - DETENTION BASIN MIX 2015 1. SEED SHALL BE A MIXTURE THAT MATCHES THE FOLLOWING: NON-IRRIGATED FOOTHILLS MIX COMMON NAME % Lbs/PLS SIDEOATS GRAMA 5% 0.6 BLUE GRAMA 5% 0.1 CANADA WILD RYE 5% 1.0 SWITCHGRASS 10% 0.6 LITTLE BLUESTEM 10% 0.8 SIX WEEKS FESCUE 5% 0.1 BEEPLANT 10% 0.8 PLAINS COREOPSIS 5% 0.1 PURPLE PRAIRIE CLOVER 5% 0.1 ANNUAL SUNFLOWER 10% 1.5 PRAIRIE ASTER 10% 0.2 MEXICAN HAT 5% 0.04 BLACK-EYED SUSAN 5% 0.03 BLUE VERBENA 5% 0.03 1. DRILLED APPLICATION RATE: THIS MIX IS BASED ON 70 SEEDS/SF AND IS ONLY CALCULATED FOR ONE ACRE. THIS MIX IS BASED ON THE CONTRACTOR USING A DRILL SEED APPLICATION. CONTRACTOR IS RESPONSIBLE FOR CALCULATING THE APPROPRIATE SEED AMOUNTS TO PURCHASE. MIX SHOULD BE DOUBLED IF HAND BROADCASTED. 2. POUNDS PER ACRES ARE IN PLS (PURE LIVE SEED) AND MUST BE ORDERED THAT WAY. 3. ALL MATERIALS FURNISHED SHALL BE FREE OF COLORADO STATE NOXIOUS WEEKS AS DEFINED IN ARTICLE III, SECTION 21-40 OF THE CODE OF THE CITY OF FORT COLLINS. 4. ANY CHANGES TO THIS SEED MIX MUST BE APPROVED BY CITY OF FORT COLLINS NATURAL AREAS PROGRAM STAFF. 5. NATIVE SEED AREAS: ADEQUATE TEMPORARY IRRIGATION OR BY WATER TRUCK WILL BE PROVIDED FOR THE ESTABLISHMENT AND MAINTENANCE FOR THESE SEEDED AREAS, AND THAT NATIVE GRASSES SHALL BE MAINTAINED IN A CONDITION OF ACCEPTABLE HEIGHT, FREE OF WEEDS, TRASH AND DEBRIS, AND SHALL NOT REPRESENT A FIRE HAZARD NOR BECOME A NUISANCE SITE FOR WATER OR WIND EROSION. MULCH IN ALL NATIVE SEED AREAS: 1. IMMEDIATELY FOLLOWING THE RAKING OPERATION, ADD STRAW MULCH TO THE SEEDED AREAS. 2. APPLY STRAW MULCH AT A MINIMUM OF 1.5 TONS PER ACRE OF AIR DRY MATERIAL. SPREAD STRAW MULCH UNIFORMLY OVER THE AREA WITH MECHANICAL MULCH SPREADER / CRIMPER. DO NOT MULCH WHEN WIND VELOCITY EXCEEDS 10 MPH. 3. WHEREVER THE USE OF CRIMPING EQUIPMENT IS PRACTICAL, PLACE MULCH IN THE MANNER NOTED ABOVE AND ANCHOR IT INTO THE SOIL. USE A DISC SUCH AS A MULCH TILLER, WITH A FLAT SERRATED DISC AT LEAS ¼ INCH IN THICKNESS, HAVING DULL EDGES, AND SPACE NO MORE THAN 9 INCHES APART, WITH DISCS OF SUFFICIENT DIAMETER TO PREVENT THE FRAME OF THE EQUIPMENT FROM DRAGGING THE MULCH. ANCHOR MULCH A MINIMUM DEPTH OF 2 INCHES AND ACROSS THE SLOPE WHERE PRACTICAL WITH NO MORE THAN TWO PASSES OF THE ANCHORING EQUIPMENT. 4. IMMEDIATELY UPON COMPLETION OF THE MULCHING AND BINDING OPERATION, THE SEEDED AREAS SHALL BE IRRIGATED, KEEPING THE TOP 2 INCHES OF SOIL EVENLY MOIST UNTIL SEED HAS UNIFORMLY GERMINATED AND GROWN TO A HEIGHT OF 2-INCHES. 5. WATERING APPLICATION SHALL BE DONE IN A MANNER WHICH WILL PROVIDE UNIFORM COVERAGE BUT WHICH WILL NOT CAUSE EROSION, MOVEMENT, OR DAMAGE TO THE FINISHED SURFACE. Native Grass Seed Mix Total Landscape Area 2,115 Sq Ft Landscape Percentage 7.4% PROPOSED BUILDING 26,018 SF EXISTING DETENTION POND PLAY AREA BY OWNER NANCY GRAY AVENUE JOSEPH ALLEN DRIVE BOUNDARY FOR PARKING LOT LANDSCAPE CALCULATION (TYP) PROPOSED RAIN GARDEN PROPOSED RAIN GARDEN STOP SIGN TIMBERLINE RD