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HomeMy WebLinkAboutVII(D) Prairie Lakes PUD Tract E Final Subdivision Plan"CENTER OF GOOD LIVING - PRIDE OF WEST ORANGE" t1b'G11U[L G-17-GVVG Item VII D MAYOR • COMMISSIONER S. SCOTT VANDERGRIFT CITY OF OCOEE p 150 N. LAKESHORE DRIVE fl OCOEE, FLORIDA 34761-2258 (407) 905-3100 STAFF REPORT DATE: February 13, 2002 TO: The Honorable Mayor and City Commissioners FROM: Robert Lewis, AICP, Principal Planner �✓ THROUGH: Russ Wagner, AlCP, Director of Planning SUBJECT: Prairie Lake PUD — Tract E Final Subdivision Plan [Update] , Project # LS-99-008 BACKGROUND: COMMISSIONERS DANNY HOWELL SCOTT ANDERSON RUSTY JOHNSON NANCY J. PARKER CITY MANAGER JIM GLEASON The Final Subdivision Plan for Prairie Lake PUD — Tract E was considered by the City Commission on December 18, 2001 (see December 12, 2001 Staff Report attached). There. were several outstanding issues, but the biggest issue seemed to be the proposal to excavate a portion of the park site to be dedicated to the City, as well as a portion of the adjacent park site already owned by the City. The proposed excavation would be necessary to provide compensating storage volume to off -set the proposed filling within the 100 year floodplain related to the proposed subdivision. At that time, the Commission decided to continue this item until a future date, giving direction to Staff to work with the Developer on exploring alternative, solutions for compensating storage and that a community meeting with the adjacent residents be held prior to the matter coming back to the City Commission. This memo is intended to provide an update on activity related to the Plan since the December 18 City Commission meeting. DISCUSSION: The Developer has been working with Staff on the stormwater calculations and the design of the site to come up with an alternative solution for compensating storage. Through these efforts, the Developer has made changes to the Plan, and as a result, the excavation of park areas is no longer' necessary — all compensating storage volume will be accommodated on site. It is our understanding that the Developer has also held a community meeting with the adjacent residents to discuss subdivision issues. With the recent changes to the stormwater calculations and the Plan, the Engineering Department believes that the compensating storage issue has been largely resolved. However, there are still other outstanding issues remaining. A couple of the Planning Department concerns have been resolved, but others still remain.. There are also still outstanding issues from the Engineering Department, PEC and the City Attorney. All of the remaining outs ding issues are listed in the attached memos from the three departments. A few of the Atto n y's comments have been resolved since that memo was written, but others are still outstanding Pow Pr©tat'G e,e's1WaterResources �x February 13, 2002 Honorable Mayor and City Commissioners Page 2 Communitv Meetina Rooms: One of the outstanding issues identified in Staff comments is related to a recently adopted Code requirement that community meeting rooms be provided within new subdivisions. On November 21, 2000 (the same date that the Prairie Lakes PUD Tract "E" Preliminary Subdivision Plan was approved), the City Commission directed City Staff to prepare an ordinance which would require that subdivisions of a certain size :be .required to -have a community meeting room as one of the subdivision amenities. Subsequent to this directive, City Staff prepared an ordinance which, if enacted, would require construction of a community meeting room in all residential subdivisions which consist of .100 or more residential units. On August 7, 2001 the City of Ocoee.enacted the Community Meeting Rooms Ordinance -as Ordinance # 2001-19. Ordinance #2001-19 did not exempt projects which were already under review or projects which only had approved preliminary plans. Application of Ordinance # 2001-19 to Prairie Lakes PUD Tract "E" would require that the project have a community meeting room of at least 830 square feet in size. The Developer has chosen not to include a community meeting room for the project on the basis that the Preliminary Subdivision Plan was approved on November 21, 2000, more than eight months prior to.the actual enactment of the Ordinance,. and that they are grandfathered and should not be subject to Ordinance # 2001-19. The Developer's Attorney has provided the City with a letter (copy .attached) :setting forth the Developer's case for .a determination that the proposed project is grandfathered. If the Final Subdivision Plan is approved as presented, the result would be an acceptance of the Developer's position that the project is grandfathered and not subject to Ordinance 2001-19. STAFF RECOMMENDATION: Based upon the recommendations of the Development Review Committee and the Planning and Zoning Commission, Staff respectfully recommends that the Mayor and City Commission approve the Final Subdivision Plan for Prairie Lake PUD — Tract E, subject to the following conditions: 1) Resolving all the remaining issues listed in the attached memos from. the Engineering Department, from PEC and from the Assistant City Attorney, prior to scheduling a pre - construction conference. 2) Meeting all of the remaining conditions listed in the Planning Department memo[revised memo dated 2112102] (except that providing concrete curbing in the townhouse area is a recommendation supported by Staff rather than a condition of approval), prior to scheduling a pre -construction conference. 3) In addition, the City Commission should give due consideration to the recommendations of the Planning and Zoning Commission. Attachments: December 12, 2001 Staff Report for City Commission meeting agenda Letter from Developer's Attorney (Broad and Cassel) dated December 11, 2001 stating their position regarding the community meeting room required by Ordinance # 2001-19 Memo from the Planning Department dated February 12, 2002 listing unresolved issues Memo from the Engineering/Utilities Department dated February 12, 2002 listing unresolved issues Memo from the Professional Engineering Consultants (PEC) dated February 13, 2002 listing unresolved issues Memo from the Assistant City Attorney dated December 3, 2001 listing unresolved. issues Final Subdivision Plan, date stamped February 13, 2002 \\Police_firel\planning\CALEXANDERWLL_DATA\CAPDFILE\Staff Reports\SR2002\SR02003.doc Agenda 12-16-2=1 Item VII E DATE: TO: FROM: THROUGH: "CENTER OF GOOD LIVING - PRIDE OF WEST ORANGE" CITY OF OCOEE 150 N. LAKESHORE DRIVE OCOEE, FLORIDA 34761-2258 (407)905-3100 STAFF REPORT December 12, 2001 The Honorable Mayor and City Commissioners Robert Lewis, AICP, Principal Planner Russ Wagner, AICP, Director of Planning SUBJECT: Prairie Lake PUD — Tract E Final Subdivision Plan Project # LS-99-008 MAYOR • COMMISSIONER S. SCOTT VANDERGRIFT COMMISSIONERS DANNY HOWELL SCOTT ANDERSON RUSTY•JOHNSON NANCY J. PARKER CITY MANAGER JIM GLEASON ISSUE: Should the Mayor and City Commissioners approve the Final Subdivision Plan for Prairie Lake PUD — Tract E? BACKGROUND: The Prairie Lake PUD — Tract E subdivision will include 60 single family residential lots and 106 townhouse lots, for a total of 166 units. The project is located at the southeast corner of the intersection of Clarke Road and Hackney Prairie Road. The subject property is part of the Prairie Lake PUD, which provides for a density up to 7 du/ac, with an average living area no less than 1,200 sf and a minimum living area of 1,000 sf. The property surrounding the proposed subdivision has PUD zoning (west and south - mostly vacant land) and R-1-A zoning (north and east - SF homes), but there is a small vacant parcel just north of the site with C-1 zoning. The subject property is currently vacant, but is almost completely covered with trees. The Preliminary Subdivision Plan for Tract E was approved by the City Commission in November of last year. DISCUSSION: The single family portion of this subdivision will have two points of access, one from Clarke Road and one from Hackney Prairie Road. The townhouse portion of the subdivision will have one entrance from Clarke Road which will be gated. Recreation areas for the residents are provided in the plan, as well as a 5.44 acre park (Tract J) on Hackney Prairie Road which will be dedicated to the City with recreation impact fee credit. That park land is located adjacent to another park area which was acquired by the City when the Remington Oaks subdivision was platted. Portions of both park areas are below the 100 year flood elevation, but once this subdivision is platted, the City could have up to about 8 acres of usable park area (above t e 100 year flood elevation) on Hackney Prairie Road for a neighborhood park. POW:. p(CI'Ct uCn3?; `�!'I7:f rldSO4fCcS '�} December 12, 2001 Honorable Mayor and City Commissioners Page 2 The plan also provides a 6 foot brick wall along Clarke Road and Hackney Prairie Road, as required by the City Commission with the PSP approval. The City Commission, in its motion for approval of the PSP, agreed to purchase from Silvestri Investments road impact fee credits in an amount equal to the difference between the cost of constructing a 6 foot brick wall and the cost of constructing an irrigated landscape buffer with a berm along Clarke Road and Hackney Prairie Road, not to exceed $170,000. The submittal package includes a cost comparison showing engineer's estimates of the costs of constructing the two scenarios (attached). The Engineering Department has reviewed those cost estimates and has indicated that they are acceptable. A unique feature of this subdivision plan is that it involves a significant amount of filling within the 100 year flood plain off -set by excavation to provide compensating storage. This technique is permitted by the Water Management District, but is usually not permitted by the City because it is inconsistent with the City's Comprehensive Plan. In this case, the Developer was allowed to propose this technique, as well as using a designated wetland area in the sinkhole for stormwater retention, because it is part of the Prairie Lake PUD approved prior to adoption of the current comprehensive plan. When that PUD was approved, the Land Use Plan anticipated that this compensating storage technique would be used when the land is developed. As previously indicated, this site is almost completely covered with trees. However, with the proposed filling necessary to bring such a large portion of the site above the 100 year flood elevation and with the proposed 55' wide single family lots on the rest of the site, many of the trees on the site will need to be removed. One waiver from normal Code requirements was approved with the Preliminary Subdivision Plan. That waiver allows the minimum building separation within the townhouse area to be reduced to 20 feet rather than 30 feet which would otherwise be required. Major issues discussed at the Development Review Committee meeting: When the Final Subdivision Plan was considered by the Development Review Committee (DRC), three departments had outstanding issues to discuss. The Assistant City Attorney had several comments to address which are identified in a memo dated December 3, 2001 (attached). The applicant agreed to work with the Attorney and to make appropriate changes as necessary to satisfy the Attorney's concerns. The Planning Department had five outstanding issues to discuss (see attached memo dated December 4, 2001). The first issue involves minor changes to the plan, which the applicant agreed to make. The second and third items involve providing concrete curbing along all the driveways and parking areas within the townhouse portion of the subdivision. The Planning Department feels strongly that curbing should be provided to protect landscaping and help control traffic and parking. The applicant believes that curbing is not required by the Code and that it is not necessary, so he has indicated that he does not intend to provide curbing. The fourth issue involves providing proposed building elevation drawings which the applicant has not yet provided. However, he has agreed to bring elevation drawings to the P & Z and City Commission meetings. The fifth Planning Department issue involves providing a building with a minimum of 830 square feet of community meeting room space as required by Ordinance # 2001-19 which was recently adopted. Since that ordinance was adopted after the Preliminary Subdivision Plan was December 12, 2001 Honorable Mayor and City Commissioners Page 3 approved, the applicant believes that he should not be required to comply with its requirements. The applicant's attorney has indicated that he will provide a letter presenting their arguments as to why this project should be grandfathered, but that letter has not yet been received (see comment # 4 in the City Attorney memo). The Engineering Department has serious concerns about the design of the stormwater management system for the subdivision which are presented in a memo from PEC, the City's engineering consultant, dated December 4, 2001 (attached). That memo requests additional information regarding several stormwater issues. The most serious issue involves the amount of compensating storage area provided by the Plan— not enough storage area, which could result in flooding problems during severe storm events. The applicant's engineer has provided a proposal of how this stormwater problem could be addressed (attached sheet — Offsite Compensatory Storage Area). This proposal would require excavation of a portion of the City park area being provided with this subdivision plan (Tract J) and a portion of the park area which was acquired by the City from the adjacent Remington Oaks subdivision, removing numerous trees from both sites in the process. That excavation would reduce the usable area (land above the 100 year flood elevation) of these City park areas by about 3 acres. The proposed excavation would be necessary to compensate for the areas currently below the 100 year flood elevation which would be filled in to allow development to occur on the applicant's property (compensating storage). It must be noted, however, that the proposed excavation would create a large flat area almost 3 acres in size that will be dry most of the time, which could be used for recreation. That area would otherwise have been sloped with numerous trees spread across the area. The applicant has presented this proposal to show how the compensating storage problem could be addressed by providing the necessary compensating storage area on the park sites, thus allowing the subdivision to be approved as currently designed. Staff is still evaluating this proposal. The City Commission will need to decide whether to accept this proposal or require the applicant to continue working on his design until the compensating storage problem is resolved. DEVELOPMENT REVIEW COMMITTEE RECOMMENDATION: The Final Subdivision Plan for Prairie Lake PUD — Tract E was reviewed by the DRC on December 4, 2001. The attached memos from the Assistant City Attorney, the Planning Department and PEC list the issues which were still outstanding at the DRC meeting. During the meeting there was a lengthy discussion on various issues, as described above, and the applicant agreed to work with Staff and make appropriate changes to comply with most of the Staff recommendations. However, the applicant believes he should not be required to provide curbing in the townhouse portion of the subdivision or to provide a community meeting room as required by Ordinance 2001-19. At the conclusion of the meeting, the DRC voted 5-2 to recommend approval of the Final Subdivision Plan, subject to the following conditions: 1) The legal conditions being resolved as listed in the Assistant City Attorney's memo. 2) The design of the stormwater compensating storage solution meeting the approval of both the Engineering Department and the Planning Department. 3) Meeting all of the remaining conditions listed in the Planning Department memo, December 12, 2001 Honorable Mayor and City Commissioners Page 4 except that providing concrete curbing in the townhouse area is a recommendation supported by Staff rather than a condition of approval. PLANNING & ZONING COMMISSION RECOMMENDATION: On December 11, 2001, the Planning and Zoning Commission consideredthe Final Subdivision Plan for Prairie Lake PUD— Tract E. The applicant spoke in favor of the Plan, without concrete curbing in the townhouse portion of the project and with theproposed compensating storage on the park sites as presented. There was no other input from the public. There was significant discussion on a variety of issues, including tree preservation, providing curbing in the townhouse area, providing meeting room space and the stormwater compensating storage issue. The P & Z Members stressed the point of preserving as many trees as possible and they felt that it was important to include curbing in the townhouse area. Even if curbing is not required by the Code, they felt that it does help protect landscaping and it gives the project a much better appearance. Regarding the meeting room space, they felt that it was important, but most of the members felt that it is not appropriate to ask this developer to comply with that ordinance because it was adopted several months after the Preliminary Subdivision Plan was approved. One of the members expressed serious concerns about allowing the developer to use City park property to provide compensating storage for his project. He felt that the developer should provide stormwater management on his site and not use the City park areas. Other members agreed with his position. The City Manager spoke on the issue of providing curbing and the issue of allowing compensating storage for stormwater on City park property. He indicated that these are really policy issues that should be discussed by the Planning and Zoning Commission and decided by the City Commission. When the discussion was finished, the Planning and Zoning Commission voted 6-2 to recommend approval of the Final Subdivision Plan with the following conditions: 1) Concrete curbing would be provided throughout the townhouse portion of the project. 2) Compensating storage for stormwater would not be provided on the park sites— it should be provided on the project site. 3) This subdivision should not be required to provide meeting room space specified in the recently adopted ordinance. 4) The legal conditions identified in the Assistant City Attorney's memo need to be satisfactorily addressed. STAFF RECOMMENDATION: Based upon the recommendations of the Development Review Committee and the Planning and Zoning Commission, Staff respectfully recommends that the Mayor and City Commission approve the Final Subdivision Plan for Prairie Lake PUD — Tract E, subject to the following conditions: December 12, 2001 Honorable Mayor and City Commissioners Page 5 1) The legal conditions being resolved as listed in the Assistant City Attorney's memo. 2) The design of the stormwater compensating storage solution meeting the approval of both the Engineering Department and the Planning Department. This' issue is still unresolved. 3) Meeting all of the remaining conditions listed in the Planning Department memo, except that providing concrete curbing in the townhouse area is a recommendation supported by Staff rather than a condition of approval. 4) In addition, the City Commission should give due consideration to the recommendations of the Planning and Zoning Commission. Attachmen Location Map showing surrounding zoning Bnc s Landscaped berm cost son Memo from the n orney dated December 3, 2001 listing unresolved issues Memo from th ning a nt dated December 4, 2001 listing unresolved issues M m the Professional Engineenn ultants (PEC) dated December 4, 2001 stating unresolved issues Final Subdivision Plan, date stamped December 6, 2001 Additional Plan Sheet showing the Applicant's proposal for the Offsite nsatory Storage Area \\Police_firel\planning\CALEXANDER\ALL_DATA\CAPDFILE\Staff Reports\SR2001\SR01171 CC.doc FEB-13-02 11:15 FROM: ID:4076461743 PAGE 2/ 7 $RAk7 Xrro CASSEL ATTORNEYS AT LAW &FACSU- ME Paul E. Rosenthal, E4 City Attorney - City of Ocoee Foley & Iardner I II N. Orange Avenue Oriando, FL 32802-2193 Re: Prairie Lakes Subdivision —PSP/FSP Approval' D car Paul: S7p ZIRTiI OywG� AKrtt }yRL I 1 W 0xLA;k=.FLcz A32WL M 00 4"1 t21:I0-MI) T%Lvu3C i07.[39.4W -, tAama 407.4254577 www.lraodpda sn"w- f VMti.TJU35 Du a=LDM (4M49t-=0 fYwi.: kk.a+9l•rdodeauiew This letter sets forth The Ryland Group, Inc.'s, ("Ryland'7, position on the City of Ocoee's (the "City', attemptcd enfotcetnertt of the Minimum Meeting Spacc Ordinance, No. 2001-19 ("Ordinwee"), and additional requirements outside of the preliminary subdivision plan. approval not addressed by the City Code, particularly curbing. As you can sec, although the City cnacted the Ordinance prior to granting Ryland final approval of the Prairie Lakes PUD, Florida law suggests that enforccuic= of the Ordhiance against Ryland, at this late stage of the Prairie bakes PUD approval process, would almost eerW*bc disfavored by a court of law. Therefore, it is Ryland's belief that the City should not attempt to enforce the Ordinance against Rylutd and approve, the Prairic Lakes -final subdivision plan even though such plan dog not comply with Ord'tttaltce No. 2001-19 regarding minimum meeting space. On Novcmbcr 2I, 2000, the Oc= City Commission (the "Comrajssioe" considered the preliminary subdivision plan ("PSP") of Ryland's Prairie Lakes PUD. After hearing from interested parties and citizens of the City of Ocoee (the "City'), the Commission approved the PSP subject to n=crous conditions with which Ryland agreed, to comply. Included in the conditions of approval were requirements regarding lot setbacks, tract boundaries, roadway sections, restrictive covcnams regarding short term rentals, impact fees, the construction of a six foot high wall along a certain portion of the Prairie Lakes PUD, and minimum living arias for each horric built in Prairie Lakes. Thereafter, on April 24, 2001 the City approved Ryland's revised plans of the Prairie Lakes PUD. Neither the PSP approved on November 21, 2000 nor the revised PSP approved on April 24, 2001 included any reference, notes or drawings regarding the construction of a clubhouse and meeting space. The Commission did not, as. a condition of approval of the PSP, require or even suggest that Ryland provide a clubhouse with a meeting space for the futtuc subdivision residents. After the Prairie Lakes PUD FSP was approved by the Coaunission, and in reliance on the approval and conditions set forth by the Commission, Ryland began planting, engineering BOCA RATON . FT. LAuDEADALE . MIAhU . ORLANDO •• TALLAHASSCF. . TAWA - WEST PALM USACa OfiL7Y9YifI:f 1� 17I T9.i $iti6Z�0020 KbG be t?R1�0! !1� AY FES-13-02 11:15 FROM: DEED-1 I -zUU 1 1 Ut, Uy • UU r1 i ID=4076461743 PAGE 3/7 Paul a Rn=i� a . Eq. Ucarba 11.200I Fa;x 2 the prairie L d= pUD Snal approvals and per�, including the St. Jobas and coordinating �, Ryland has expgxt substantial Burns in River Water M2=gcmcai Distnat. In doing eotmection with the planning and covrdill'tTng of the Prairie Lakes PUD. In fact, the Prairie Lakes PUD has progressed to the point of "imal =011 a i097, which is the last step prior to Ryland comm=ing copstudion. Although the Commission approved Ryland's PSP on Nov=ber 21, 2000, and again approved revised plans April 24, 2001, the City is now requiring Ryland to comply with rl2001.19, which was not adopted by the City tmlil August 7, 2001, nearly 9 Ordinance No. dimonths after prelinsiaary Pro°�• The Ordinance requires all subdivision developments of more than 10D �ideratial units to include a caatunututy meeting room. pursuant to the Ordinance, the Prairie Lakes meeting room must be a mir� of 500 feet with an additional S square feet of meeting space for each additional residctltial Imit 0= 100, up to a maximum of 1,000 square feet+ At this stage of the approval process. and after its previous plan approvals and representations to Ryland, the City cannot condition the final approval of the Prairie Lakes PUD on Ryland maiang substantial alterations and spending considerable additional monies $o that the subdivision will include the minimum mooting space as required under the Ordinazaao. Florida courts have addressed similar issues in the past and, undo' the doctrines of equitable estoppel and vests.-d lights, have held that cities cannot change zoning and development laws Midstream and require developers and builders, who have spent considerable gams of money in reliance on the cities' or counties' prior plan approval. to change their plans and comply with newly enacted laws which did not exist at the time of the preliminary approval. The court in The Florida Companiw v. Orange County, Florida, 411 So. 2d 1008 Ma., 51�' DCA 1982), was faced with a similar situation as tbo one at issue in this case- In Florida Cornpwacs, the developers obtained preliminary approval of a subdivision plant in 1973. A substantial amount of work was accomplished oat the subdivision, including the installation of sewage lines on nearly half of the lots. However, because of a slumping housing market, and bcf= final subdivision approval, the project was halted, and the mortgage lender foreclosed an the project and took possession of the property. Thereafter, in 1980, the project was revived and the mortgage holder resubmitted the plat for preliminary approval. 14owcvcr, sometime between 1973 and 19&0, Orange County passed its growth management policy which, inner Alta, prohibited public or private central wafer and sewer systems from existing, in "the Rural Service Area", which iuciadcd the property at issue. Based on the new growth management policy, the county commission denied approval of the subdivision plat duc to the fart that under the growth management policy the sewage would have to be dandled by septic tanks instead of the existing sewer lilacs. The mottgago holder subsequently Mod a pctition for writ of certiorari to rcW ew the county's decision to disapprove the subdivision pit 'Appellant, Florida Con paaiss, WU Iota substituted for llsc more1Pgc hold,:•. AOCA RwTON FT. LAUDERDALS • MIAMI • oRLANDO • TALLAITASS7.1: • TAMPA • WEST PALK 86ACU 0F1L1 C0W4i1M1S11R1 25t *C=WMtatUnix1ISMN( FES-13-02 11:16 FROM: ID:4076481743 PACE 4/7 Vt�-11-4UU1 JUt U4-vi r1t pa,a a. t:I. P3q- D==w I I. W NDC 3 In its petition, the AppcUant alleged that it disbursed appraximatclY $251,000 in reliance on the eounty's preliminary subdivision plat approval, to fmmce the con=ction of the sewage treatmcnt plant and sewage lines on the property. The Appellant contended that Cnf0r Cntt O the portion of the growth management policy that Prohibits the We of sewage syst ern that was existing on the property would result in a loss of investment, arld since the invcstmcat was made in rclim= upon the couaty's approval, the county should be estopped from denying the appell=t from utilizing the sewage system as it existed at that time, even though it did not comply with the new growth Management policy. The Florida Companies court held that the county was equitably estoppel from denying approval of the subdivision plan in viaw of the fad that the developer made substantial expenditures in reliance on the county's preliminary approval of the subdivision. In its holding, the court relied on the Florida Supreme Courfs decision in Hollywood Beach Hotel v Ciry of Hollywood, 329 So. 2d 10 (Fla. 1976-)� which held that the doctrine of equitable estoppel may be i;tvoked ovnst a municipality to profit it from cx=ising its police power to prohibit a particular use of a piece of land where a property owner, in good faith and in Miance upon some act or omission of the government, has made such a substantial change in Position or has incurrod such extensive obligations and expenses that it would be highly inequitable and unjust to destroy the right he acquired. The court also rioted that the fact that the developer's expenditures were made upon a preliminary approval, as opposed to final approval, does not adversely affect the application of the estoppel doctrine. . 01her courts have applied the doctrine of equitable estoppel in denying a county or municipality the right to "age its mind" after a developer or builder has relied on earlier acts or omissions of the county or municipality in commencing with the devolopmcnt of prvpaty.2 The court in Town of Largo v. Imperial Homes, 309 So. 2d 571 (Fla. 2d 17CA 1975), applied equitable estoppel in affirming a judgment enjoining a municipality from cnforcing restrictive zoning conditions that were enacted after the developer submitted his detailed master plan for the construction of high-rise apartments and after the city had originally rezoned the property at the rcqucst of the developer in order to construct the hi�risc development. Furthermore, in imperial Moms, the court held that it was irrc[cvant that the developer had not yet obtained building permits or made physical changes to the land in reliance on the zoning changes, since the developer had expended substantial monies in purchasing the land, architectural fees, interest, tastes, sewer permits and other direct development costs. The court went on to quote the trial court which stated that "one party will not be permitted to invite another onto a welcome mat and then be permitted to match the mat away to the detriment of the party induced to stand t1mrcorl Likewise, in Ciry of Lauderdale LaUs v. Corn, 427 So. 2d 239 (Fla. 4!' DCA 19831 the court affirmed a judgment where the lower court held that because tha land at issue had been prk-viously zoned for commercial use at the land owner's request, and since the land owner expended considerable sums in developing the land before the enactment of a new zoning law 2 See also, Texan Co. V. Town of Miami Springs, 44 5a 2d 808 (Fh.1950); City of 1/01 wood v. Hallyw+vorl Seach Hotcl t o., 283 Sv. 2d (Fla. 40 DCA 1973); Shcr L* v City of Cork! Cables,151 So. 2d 433 (1-h. 1%3). DOCA BATON . FT. LAUDERDALE . MAW . OttLANno' . TALLAHASSEE . TAMIA • WEST PALM BLACII Gi>1-�1alM04,(M1T11l.t 2516ZM=KEKran1Z(1LG17?= M FES-13-02 11:17 FROM: 1D:4076461743 PAGE DEC-11-2001 TLE 04:01 Fft 5/7 %,t r ,Zaun:baL EK- t>a 11.206t l use of file land, the city was �Pped from enforcing the new which prohibited cow zoning laws against the pwpertY owner. turthetmot>r, rcttospective enforcement of the Ordi== is not Constitutionally deprive Ryland of its vetted rights in the property is permissible since the Cforoemaat would question. The Florida Supreme Court has hold that �ospeehve legislation is invalid where vested tights are adversely affected or destroyed or when a new obligation or duty is created or unposed, or where an a,dditiong disatnjity is =ablishcd in +�onnectioa with transactiatas or considcrstions previously bad or expected. McCord v Smith, 43 So. 2d 704 Ma. 1949). (Emphasis added.) Rdrospcctive application of legislation is not permissible where such application would impair vested rights, create new obligations or impose new penalties. Senfeld v_ Bank of Nova Scotia Trust Co., Ltd, 450 So. 2d 1157 (Fla. 3d DCA 1984). "Substantive rights cannot be adversely affected by the =auaeat of legislation." L. Rars, Irma, v. R. W. Raberts Cowin Co., 466 So. 2d 1096 (Fla. P DCA 1985). It is fundarnentally unfair to impose ex post fseto, a n-ev•, or increased obligation or bmden as to a se. of facts after such facts hive occurred. Id. at 1099. Florida Statutes, Chapter 70, also known as the "Bert Harris Act", Rath supparis Rylaud's position that the Ordinance cannot be euforccd as to the Prairie v mm=tal acts �� Florida Legislature, through the Bert Hands Act, =ogrtizes that sorne g may no, rise to the level of a taking way proht'brt a real property owner from realizing the the reasonable, investment -backed expectation for the use of the real L property owner of a vested right to a specific use of real Property property result, the ProP owner may be left with limited rights that arc unreasonable such that the property owner burs a disproportionate sham of the burden imposed for the public's bcaeflt, which in all faimcw should be bomc by the public at large, Thererore, under the Bert Hanis Act, because enforcement of the Ordinance would prohibit Ryland Rota realizing its reasonable, invest acnt- backed expectation for the exists use of the property, as well as its vested right to develop the property as it was permitted to do under the City's Land Development Code from the time it purchased the property until August 7. 2001, Ryland would be entitled to cornpe=tion from the City for the actual loss to the fair market value of the property caused by the City's tnforcerneut of the Ordinance. Pursuant to the aforementioned case law and statutory law, a court would almost certainly hold that the City is not permitted to enforce the new minimum space ordinance as to Ryiand's Prairic Prairie Lakes PUD. As explained above, Ryland has expended substantial sums in the design, engineering, permitting and planning of the Prairic Lakes PUD in reliance on the Commission's PS1' approval oa Novgmber 21, 2000, and the approval of the revised plan on April 24, 2001. If The City is permitted to enforce the minimum meeting space or+dirw= at this late date and after the Prairie Lake PUD plans have gone into the fival engin=fmg Abase of the approval process, not only would Ryland be forced to expend significant additional funds in rcdesigning the Prairie Lakes PUD, which would cost tens of thousands of dollars, but a Agnificani portion of the frmds Ryland has previously expanded in design the Prairie Ickes eocA BATON Ft. LAVDERDALE MIAMF OKLAP(00 - • TALLANASSU 7Ar1?A • WEST rALM UEACII FES-13-02 11-17'FR0M: ID=4076481743 PAGE E/7 1'uul �. It*=Ibal, I:xi- D==ba 11. ZW 1 PUD will be for naught Additionally, redesigning the Prairie lakes PUD to include a clubho.=u and, tlierl;aftcn, having such a p� approved by titc City, would take considerable time and push back the commencement of construction well beyond the date on which Ryland estimatai it would begin based on the previous nprescntations and approvals by the City. The enforcement of the Ordinance will also essentially deprive Ryland of the bcnertt of a Tnininum of two to four homcsites in the Prairic Lakes PUD due to thz fact that Ryland would be required to cousauct a clubhouse which would consume a considerable area of land. Thcre is no question that the gufomement of the Ordinance, which would, in effeet, proiu'bit the construction and sale of two to four homesites, would constitute a deprivation of Ryland's vested rights in tiro property and would at the very least be considered an inordinate burden or restriction on Rylartd's reasonable, investmc al -backed interest regarding the use of the property under the Red Harris Act, if not considered to constitute a taldnS without just compensation. To retrospectively enforce the Ordinance and require Ryland to construct a elubhou= that would house the newly rcgr?ircd n—,jtjim= r=ting space would dest�oy Ryla 's vested rights in the property out which the clubhouse would be constructed. As. stated previously, cafom==t of retrospective legislation is not permissible if such eutforccment would cause the destruction of vested Property ridllts previously had or expected by Ryland. Based on the foregoing, Ryland belicvm that the City should not seek to enforce Ordinance No, 2001-I9 as to the prairie Takes PUD. Lct us now turn to an additional condition the City of Ocoee staff is attempting to impose on Ryland in its development of Prairie lakes. City staff is rccomtaending that the final subdivision plan approval be conditioned on providing curbing in the town home area. The same arguments addressed above apply to this attcmptcd imposition of a new condition. First, please . be advised that this is a new condition which the Planning Department is attempting to impose on Ryland and is not a requiremctlt that may be found anywhere in the City Code. Additionally, this matter was specifically addressed in the FSP and specific roadway cross -sections were provided in the PSP and approved by the City Commission. To now atltmpt to irnposc a new condition requiring curbing, which condition is simply a `wish he condition and is not addressed as a matter of law or a code requirement, is contrary to Florida law_ This condition should not even be addressed in a public forum, as to do so simply diminishes the applicant's ability to deal with sigaf== issues and paints the applicant, in having to argue against such imposition, in an unfavorable light in both the eyes of the public and the approving authorities. In fact, at the development review commiuce m meting, a member of the Ocoee planning staff =knawlcdgcd that this requrst was specifically addressed by staff at the time of PSP approval and was not Trade part of the approval conditions Tizcrcforr, ibis issue should not be addrmed in any manner during the approval process or in a public hearing BOCA RATON . FT. LAUDEIDALE . MIAKr • ORLANDO- . TALLAi1ASSEE TAMPA - WEST PALS[ SCIC13 MT40"U f WI7itAl 251SV=IEKket tZMI4? IIM W FEB-13-02 11:19 FROM: UtL;-jj-LUU1 lUc U4'Uj 1" ID=40764B1743 PAGE 7/7 Paul r Rasmmml. E sq- D=mba ll•2001 pep 5 Should you have any questi=rcgarding tht aforazzcnt oned, please contact Tne at your c arlicst coflvcnic a=. Sincracly. BROAD ND CASSEL Robed T. Rosen, Y.A. 130CA RATON - FT_ LAUVV1tVAT.Z . MIAMI - 01LAN00 '. TALLAHASSEE - TAMPA . WEST PALM BLA(7I pt�t�pW,ATTNrTTti.� "CENTER OF GOOD LIVING - PRIDE OF WEST ORANGE" CITY OF OCOEE 150 N. LAKESHORE DRIVE OCOEE, FLORIDA 34761-2258 (407)905-3100 MEMORANDUM DATE: February 12, 2002 TO: Ellen King, Development Review Coordinator FROM: Robert Lewis, AICP, Principal Planner THROUGH: Russ Wagner, AICP, Director of Planning SUBJ: Planning Department Comments Prairie Lake PUD, Tract "E", 5th Staff Review Final Subdivision Plan, Received February 1, 2002 MAYOR • COMMISSIONER S. SCOTT VANDERGRIFT COMMISSIONERS DANNY HOWELL SCOTT ANDERSON RUSTY JOHNSON NANCY J. PARKER CITY MANAGER JIM GLEASON The Planning Department does not. have any comments on the current plan submittal, since it was intended to address only Engineering issues. There were a few outstanding issues from the previous submittal that were identified in our December 4, 2001 memo to the DRC. A few of those issues have been satisfactorily addressed since the DRC meeting, but not all of them. The following are the few remaining concerns of the Planning Department: 1) In order to protect landscape areas from vehicles that may be parked along the driveway, the grading plan should clearly show 6" concrete curbing around all portions of the driveways and parking areas within the townhouse portion of the subdivision. Curbing has been used in other multifamily projects and is preferred by the City Commission because it helps to control parking and protect on -site landscaping. 2) The townhouse typical section (no. 2 on Sheet 13) showing the main circulation road between units where there are no driveways leading to garages should clearly show 6" concrete curbing along all the edges of the main circulation road. 3) A typical building elevation drawing for the townhouse buildings was provided at the Planning and Zoning and City Commission meetings as requested by the DRC. However, we still need a copy of that drawing for our file. 4) Provide a note on the FSP drawings indicating that the clubhouse / cabana building in the townhouse area will include a meeting space a minimum of 830 square feet in size. The FSP drawings should show a building which includes this meeting space. RWL \\Police_firel\planning\RLEWIS\ALL_DATAVIpdfile\Development Review (2002)\MFP02025.doc P 0 Protect_ Ocoee s,Water Resources "CENTER OF GOOD LIVING - PRIDE OF PVEST ORANGE" MAYOR • COMMISSIONER gee S. SCOTT VANDERGRIFT / s p CITY OF OCOEE COMMISSIONERS DANNY HOWELL o. 150 N. LAKESHORE DRIVE SCOTT' ANDERSON OCOEE, FLORIDA 34761-2258 RUSTY JOHNSON (407) 905 3100 NANCY J. PARKER Goo CITY MANAGER JIM GLEASON Prairie Lake PUD Tract E Utilities/Engineering February 12, 2002 The following comments are offered at this time as part of the sixth staff review / WALK - THRU for the aforementioned final plans. It should be noted that the City's Engineering staff recommends approval of the Final Subdivision Plans dated, 2/12/2002, with conditions. The review comments listed below can be addressed at a later date. Resubmission of the requested information should occur sometime before issuance of a permit for this project. If you have any questions, please call 407-905-3100 XT 1507. 1. Please revise the tail water elevation for the single family section in the hydraulic calculations. The 10-yr, 24-hr stage at peak run-off, Elevation 78.12 (El 78.12) is lower than the bottom of the water quality swale that is at E181.0. 2. Please ensure that all outstanding issues related with Professional Engineering Consultants (PEC) Plan Review Comments are addressed and finalized. Some of PEC's outstanding comments are listed below: • PEC Comments #1-3, dated 2/6/2002 • PEC Comment 95, dated 2/6/2002 • PEC Comment 47, dated 2/6/2002 • PEC Comment #9, dated 2/6/2002 Comments from E.,agineering, Staff Review: Richard Lee Engineer I Protect Qcoee's 1Vater Resanrses_�,�,§ M-% �=c PROFESSIONAL ENGINEERING CONSULTANTS, INC. PROJECT MEMORANDUM TO: Jim Shira, P.E. City Engineer / Director of Utilities FROM: David Hamstra, P.E. and Greg Teague, P.E. DATE: February 13, 2002 RE: 1.Prairie Lakes Subdivision - Final Subdivision Plans SUBJECT: Review Comments 97 Pursuant to the City of Ocoee's request, the following are PEC's review comments associated with the review of the Final Subdivision Plans and Stormwater Management Calculations for the above referenced project (prepared by BSA/Bowyer-Singleton & Associates, Inc. and date stamped received by the City of Ocoee on February 12, 2002). It should be noted that none of the following comments are critical items, and should not prevent the project from moving forward to the next Design Review Committee (DRQ meeting. However, these comments should be addressed as part of a final submittal to the Cityfor record keeping purposes. PEC Review Comments #7 Repeat Comment. This information was not provided as part of the most recent submittal. Have the Consultants geotechnical engineer provide printouts of the computer analysis associated with the continuous simulation model for the on -site sinkhole. These printouts will provide additional information necessary to support the analysis. PEC recommends that this final report with supporting documentation be added in a separate section of the drainage calculations as it is a critical element of the proposed stormwater management design. engineers -Engineering Our Community' planners surveyors 200 East Robinson Street • Suite 1560 • Orlando, Florida 32801 • 407/422-8062 • FAX 407/849-9401 Prairie Lakes Subdivision - Final Subdivision Plan Review Comments February 13, 2002 Page 2 2. Repeat Comment. This information was not provided as part of the most recent submittal. The seepage analysis prepared by the Consultants geotechnical engineer for the proposed water quality swale situated upland of the on -site sinkhole evaluates a retained water quality volume of approximately 1.42 ac-ft. The Consultant's drainage calculations indicate a required water quality volume of approximately 1.62 ac-ft. Although not specifically stated within the seepage analysis, PEC also assumes that the recovery parameters include a factor of safety of at least two (2). Please clarify and revise as necessary. 3. Repeat Comment. This information was not provided as part of the most recent submittal. The seepage analysis prepared by the Consultants geotechnical engineer for the the on - site sinkhole in the post -development condition evaluates the retention and recovery characteristics for back-to-back 25-year, 96-hour storm events. The maximum stage predicted for this analysis is approximately 83.8-feet, NGVD. Considering that the 100- year flood elevation for Prairie Lake is approximately 86-feet, NGVD, it may be more realistic to estimate the recovery of the on -site sinkhole under these tailwater conditions. This analysis would be more beneficial in terms of evaluating the duration of flooding within the on -site sinkhole relative to the anticipated recovery of volume that would become available for subsequent stormwater runoff. Although not specifically stated within the seepage analysis, PEC assumes that the recovery parameters include a factor of safety of at least two (2). Please clarify and revise as necessary. 4. Repeat Comment. This information was not provided as part of the most recent submittal. Please include roadway spread of water computations in accordance with PEG previous review comments. Prairie Lakes Subdivision - Final Subdivision Plan Review Comments February 13, 2002 .-- Page 3 Repeat Comment. This information was not provided as part of the most recent submittal. The adICPR calculations include a reach that simulates the drawdown of proposed Pond 1 to Prairie Lake (i.e., 4.5-inch circular orifice at elevation 83-feet, NGVD). However, this hydraulic component is not included within the construction plans. Please revise the construction plans accordingly. cc: Ellen King, City of Ocoee (Fax: 407-656-8504) Richard Lee, City of Ocoee (Fax: 407-656-8504) Ken Hooper, PEC File OE-180 (1-1.0) v ..f DEC 2001 !1 FOLEY:LARDNER MEMORANDUM CLIENT -MATTER NUMBER 020377-0500 VIA E-MAIL TO: Ellen M. King, Development Review Coordinator FROM: Scott A. Cookson, Esq., Assistant City Attorney CC: Paul E. Rosenthal, Esq., City Attorney Jason G. Williams, Esq., Assistant City Attorney DATE: December 3, 2001 RE: Prairie Lakes PUD Tract E - Final Subdivision Plan (Project No.: LS-99-008) In connection with the above -referenced application, we have reviewed the following documents: 1. Final Subdivision Plan for Prairie Lakes PUD (Tract E) Wellington (Townhomes) and Westchester (single-family) Subdivisions stamped received by the City of Ocoee November 28, 2001 ("FSP"); 2. Response to Comments Letter dated November 28, 2001 prepared by Bowyer - Singleton & Associates, Incorporated stamped received by the City of Ocoee November 28, 2001 ("Response Letter"); 3. Response to Comments Letter/Report dated November 12, 2001 prepared by Yovaish Engineering Sciences, Inc.; 4. Site Reconnaissance Letter dated October 26, 2001 prepared by Nodarse & Associates, Inc. stamped received by the City of Ocoee November 28, 2001; 5. Evaluation of Roadway Underdrain Requirements Letter dated November 9, 2001 prepared by Yovaish Engineering Sciences, Inc. stamped received by the City of Ocoee November 28, 2001; 6. Certified Legal Description Sketch of Description for Park Dedication received by the City of Ocoee November 28, 2001; 006.240236.1 7. Certified Legal Description Sketch of Description for Tract K stamped by the City of Ocoee November 28, 2001; 8. Certified Legal Description Sketch of Description for Tract "J" stamped by the City of Ocoee November 28, 2001; 9. Certified Legal Description Sketch of Description for Tract "N" stamped by the City of Ocoee November 28, 2001; 10. Certified Legal Description Sketch of Description for Tract "O" stamped by the City of Ocoee November 28, 2001; and 11. Certified Engineer's Final Opinion of Probably Cost prepared by Bowyer - Singleton Associates, Inc. together with the "Wall and Landscape" vs. "Landscape Only" analysis, a Typical Berm Section Sketch and a Landscape Plant List stamped received by the City of Ocoee November 28, 2001. This memorandum supersedes our prior memoranda dated June 28, 2001, September 10, 2001 and November 2, 2001. Based on our review of the documents noted above pursuant to the Land Development Code, we have the following comments: 1. There remain a few outstanding items which we have not received from Jesse Graham as was indicated in the Response Letter. Our prior comments include: a. [Repeat Comment] Please revise the Silvestri Deed by deleting the words "including those covenants contained in that certain Development Agreement between Grantor and Grantee dated June 18, 1991, recorded in Official Records Book 4352, Page 1655, together with all amendments thereto," from the second paragraph. In addition, please revise the second to last sentence of the Silvestri Deed to read: "Nothing herein shall be interpreted or construed to modify or to cancel any terms of that certain Development Agreement between Grantor and Grantee dated June 18, 1991, recorded in Official Records Book 4352, Page 1655, together with all amendments thereto, which will remain in full force and effect." b. [Repeat Comment] Please have the sketch of description and legal description attached to the Silvestri Deed certified to the City of Ocoee. C. [Repeat Comment] Please provide a surveyor's certification that the property described in the Silvestri Deed abuts the Prairie Lakes PUD Tract E property without gap or overlap. d. [Repeat Comment] Please provide a copy of the Grant of Easement recorded in Official Records Book 2724, Page 1250, re -recorded in Official Records Book 2728, Page 1145 referenced in Item 7 on Schedule B-II of the Silvestri Land Commitment. 2 006.240236.1 e. [Repeat Comment] Please include a policy amount in the Silvestri Land Commitment. Please be advised that the amount should equal the amount of the park impact fee credit. f. [Repeat Comment] Pursuant to Notes 19 and 32 of the Revised Land Use Plan, the developer is entitled to park impact fee credits for the conveyance of Tract F of the Revised Land Use Plan. Please be advised that prior to approval of the FSP, an agreement must be reached concerning the amount of the impact fee credits. Please advise us as to the amount of credits the developer is requesting for the conveyance and include the basis for such requested amount. If an appraisal has been obtained, please provide us a copy of such appraisal. 2. City staff should confirm the accuracy of the overall legal description provided on Sheet 3 of 17 of the FSP as well as the accuracy of the legal description provided for the various tracts. 3. Please add Tract "N" and Tract "O" to the Tract Areas, Ownership and Maintenance Responsibilities Chart on Sheet 3A of 17 of the FSP. 4. Please be advised that we have not received the letter from the Developer's attorney which was to set forth the Developer's case for a determination that the proposed project is grandfathered from the community meeting room requirement contained in Ordinance No. 2001-19. Please do not hesitate to contact me should you have any questions. 3 006.240236.1 _ ' CAN a f f2PAi WER, SIW/fiAR'STE SE _ ;.. .. 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Ick r� . r . -2 •For 3' • E Sfrtdure Baf►ram SECTION _ 1 DIMEN SIONAL E DIMENSIONAL dN D Ee Boffam 1 F 4' Cr0' Sfrudu 3'3•: Na7 Bottom Bars - _. .... .__ . ... .... . _. .. _(� - '�Na 8drsM.es . ..Na6BWS UNE6 �uF —� IM NSIONS F VARIABLE D E TABLE 0 DIMENSON 3'�• 4-0 A r-9 r� a r-e r� c r g r.- D g - R Ot?TER Brat OF LYlR13 a PLOW UME. ti E00£-OF PA.£4ENT J 0 160 I 45 K. �'•t7 IWERAOR . 517E _*V'-�aAWE Raa NAMNEY ARAWE Ra i „. :: :;., .. ,.. _. " ,: ....._.. .:-. .. _ _ .... ”. ..p.v-.oapc, u. r•.. a+vs. �. nurse.... ondar a fAnlbs x Sf APAr9 _. ... _ . 7�0070 n ante ded r 5 9 d 3 MaNg1e too Ype n>oY be of oast-lrrplow or its 57d _ With Ae S1 W r 1 Tile fira1 is for precast rcm A r�cr on. eoasl t�nsr .1 DKWJ Shown unQer Qpi ono .and In Itau o/ davUs.From ondslat, opmUnga are to ' ConSt ` be witted when tbp to used carer a 7undlar tax. Fiom uJ. . _. _ .. ,. ,.. _ 3a'bEx ' N/NaB. oars . Na � � 9oT am M adjusted with from one M s1 x oavraes of brick. _ a Nov Nonfiore Nab Bar nd S 1 � Hosted. oPeidaD ho! 1 �?1 ..: ; ' T 8 be d castirr A' oce or Syr 4. AlanrWe ►oA YAs /neY EN R / fORCEMENT PLAN RElNFDRCFAIENT PLAN oarxete owisrraaton or erlex crostrudt on. For waWe oonarrud on. the cbncrde and afeel re!»darcnfiere sLdJl TOP AND FLOOR SLAB TABLE — TYPE J T. A 'LT • 8 SLAB 111CXNESS ALUOWABLF FILL OVER TOP SLAB A!!n.: ':Max. REINFORCING OP & FLOOR SLABS I.D. WIDTH LE GfR [Al 3'-6','TOW m7td 1 8' :' e ' 24' -6 0 6' CFRS.8.W. 41-0" unamned ', 8' 2' 2F : u6 R 6' CTRS. ON. 5' 0 6 2 27 it 7 v 6' CTRS. S.W. 6' S'-C 61-0' 8' 2 r 20': #6 a 6'CTRS.bA.. 6' 61-C 6'-O' :, 10, 2' 25' ' +7 0 6'CTRS.B.W. Tor 8' 6'-0' 61-0e 10' 2' IF 07 v 6' CTRS. B.W. 6'- 7'-c7 f0 2' 25' # 7 v 4J CTRS. B.W. 5' 0' 6T7 .0' 8' o 10' 2 15' *7-61 4f CTRS.BW Larger. Boxes Require Special Deslgn Detolls L. /!7Y / \/ J'1/ I P_ir IJi.. I�nV{�4! V L.✓ `Y IV L._• V VL V F CASTINGS wElcrrr o T PAVEMENT AT UR NE Type r 126 J TOP OFCURB U T 2 134 tbs . YPe Type D' 98 Lbs `. TYPICAL PARKIN 8 CROSS SECTION N a G LAYOUT AATYPICAL Cover .?J? Lbs.. . can An1ai Av lAlf / �D ninl 'C",JdNTS NOM4U FLOW ONES MUST NTAtN 0.024X MIN L ADE TYPE A' CU & GUTTER Flilet Eoch Corner See General Note Nag ' 'Q ' 46 Bars Al/ Around F ' E --------_—._ SCHEDULE FOR THRUST BLOCK AREAS PIPE ' SIZE (INCHES) 90 BEND (SO FT) 45 BEND (SO FT) 22-1/2 BEND (SO FT) 1I-114 BEND (SO FT) TEE.a PLUG (SO FT) DESIGN PRESS ' (PSI ) 4 2.0 1.0 o.7 0.5 2.0 150 6 4.0 2.3 1.2 0.6 4.0 150 8 7.0 3.8 2.0 1.0 7.0 ISO Ip 10.2 5.6- 2.9 1.5 10.2 150 12 14.6 - 8.0 4.0 2.1 14.6 ISO OTE, 2000 THRUST AREAS TO BE COMPUTED ON BASIS OF' LBS. PER SO. FT. SOIL RESTRAINT 11.500 MIN) BEARING. SEE .NOTE 5 TO BE COMPLETED BY ENGINEER. FITTINGS SHALL BE PROTECTED BY POLYETHYLENE FILM LARGER, OR AS REQUIRED BY THE CITY FOR CRITICAL OFFSITE VALVES. (8 MIL.)PRIOR TO PLACING CONCRETE THRUST BLOCK. 2. VALVE COLLAR DIMENSIONS MAY BE REDUCED TO 18' X 18' X 6' WHEN THE 3. ROUGH BLOCKING FORMS SHALL BE USED ALONG SIDES OF BRONZE IDENTIFICATION DISC IS NOT REQUIRED. THRUST BLOCKS, AS REQUIRED. 4.THRUST BLOCKS SHALL BE USED IN COMBINATION, AS VALVE COLLAR DETAIL REQUIRED. TO SUITE THE SPECIFIC FITTING ARRANGEMENT. 5. ALTERNATE DESIGNED RESTRAINING SYSTEMS SHALL BE 61G.197) PROVIDED WHERE STANDARD THRUST BLOCKING IS NOT SUITABLE AND/OR SOIL RESISTANCE BEARING IS LESS THAN 1500:PSF. C( 6. ALL WOOD BLOCKING SHALL BE PRESSURE TREATED S, WITH PRESERVATIVE. ENCASE SINGLE SERVICE IN DOUBLE 11/2' PVC UNDER PVM'T. LOTS (TYP.) SE,RVVIICE (TYP.) - THRUST ' BLOCK DETAIL FPROPERTY - ?�. - - � - - � � � � LL ff1G 1031 , LINE (TYP.) ENCASE' SERVICES1 IN 2' ( a 2'RLOWOFF VALVE I PVC UNDER PAVEMENT 1 SCHEDULE.FOR:THRUST BLOCK AREAS .•- PIPE SIZE (INCHES) 90 BEND (SO FT) 45 BEND (SO FT) 22-1 /2 BEND (SO FT) 11.1 /4 BEND (SO -FT) TEE 19 PLUG (SO FT) DESIGN - PRESS (PSI) 4 2i0 1.0 0.7-. 0.5 2.0 ISO B 4.0 2.3, 1.2 0.6, 4.0 ISO g' 7.0 3.8 2.0 1.0 7.0 I50 t0 ID.2 5.6 2.9. <1.5 .10.2 ISO 12 14.6 - 8.0 4.0 2.1 14.6 ISO NOTE, 2000 .. THRUST BLOCK AREAS TO BE"COLNunb ON BASIS OF LBS. PER SO. FT. SOIL RESTRAINT (I.500 MIN) BEARING. -- SEE NOTE -5 TO BE COMPLETED -BY ENGINEER. REO,TO SUITE THE SPECIFIC FITTING ARRANGEMENTS FOR OTHER VALVE SIZES AND TYPES.VALVE SIZES 10 BE EQUIR— 5. ALTERNATE DESIGNED RESTRAINING SYSTEMS SHALL BE DETERMINED BY THE ENGINEER AND APPROVED BY THE CITY NOTESe PROVIDED WHERE STANDARD THRUST BLOCKING IS NOT PRIOR TO INSTALLATION SUITABLE AND/OR SOIL RESISTANCE BEARING IS LESS 2. THE MINIMUM DIMENSION FROM TOP OF PIPE TO FINISHED 1. DROP PIPE AND FITTINGS SHALL BE OF EQUAL SIZE AND MATERIAL AS THAN'1500 PSF. GRADE SHALL BE 4.0 FEET. THE INFLUENT SEWER. 2. THE CITY MAY APPROVE ALTERNATE WATER TIGHT CONNECTION DETAILS 6. ALL WOOD. BLOCKING SHALL BE PRESSURE TREATED FOR CONNECTION OF 24'DIAMETER PIPES AND LARGER. WITH PRESERVATIVE. 3. AN OUTSIDE DROP CONNECTION SHALL BE REQUIRED FOR ALL INFLUENT AIR OR COMBINATIONAIR/VACUUM WHICH HAVE AN INVERT 2`OR MORE ABOVE THE MANHOLE INVERT. RELEASE VALVE DETAIL K i�ETA1l MUM MANHOLE CONNECTION DETAILS THRUST BLOC ffiG2Ht) ff IG In RAISED 1-1/2' LETTERS FLUSH WITH TOP Of COVE n ` i .. ., .. r -. N TYPE. Pw! INLET QP EL9iBJ T / P I A A DING PLAN G 1 iNKEL 94.84 LAKE -TRACT ' E' CITY OF 000EE, FLORIDA SHEET INDEX 14.-16. HARDSCAPE PLANS 17.-18. HARDSCAPE DETAILS s y: 14 LL K i -�u f i 1 i - ,v W ,.,.. ` LI +1 1 ` ` 5 10' LANDSCAPE/ ti r WALL EASEMENT OD 1 • 00 MM h. 5 1 A - 6.HIGHBRICK - 10 VD N ,. SCREEN WALL S , W LI e SOD J ': STREET LIGHT , ,... � RYP .., SIDEWAL K ....l + S W W W > ::MA TC HL IY!j::� � U Q q Z . SOD TCHLINE e e SOD.J1, .DWG , .v > I r EDGE OF PAVEMENT OR`CURB i ; PROVIDE AGRIFORM " - E 20 10 5 FERTILIZER TABLETS AT THE FOLLOWING RATES:john 3 GAL 2 TABLETS. 1 GAL/1 TABLET. ' A 0 DE 6 MINIMUM CLEARANCE AROUNDwsf!!%,% PROVIDE " _. -,chik . . ROOT BALL SIDES AND BOTTOM). EDGE OF REDLINE mil Id :. •. .E51% 2 MULCH MINIMUM - D0 NOT COVER MAINSTEM a, 8% 0 C. • TURF SET Top OF R OOTBALL 1 ABOVE FINISH GRADE � o lands cape e architects r ,c 12 MINIMUM DEPTH OF PLANTING SOIL MIX � golf course architects tects 9 - IN SHR UB GROUN DCOVER PLANTING BEDS. / 62O crown k oak centre drive . NOTE: LAYOUT PLANTS IN A TRIANGULAR PATTERN on woo f d, 132750` 9 ; AS SHOWN SPACED EQUALLY `FROM H EACH - I: 4 = e 07 830 8922 . OTHER AT SPACING SPECIFIED IN THE PLANT` 1ST AND N STRAIGHT D I 5 GHT ROWS. SPACING MAY; BE ADJUSTED .. 7. } 1; fax: 407 830-7689 SLIGHTLY TO CREATE SMOOTH FLOWING BEDLINES AS SHOWN ON LANDSCAPE PLANS. PROVIDE 6 - 12 PLANTING SOIL MIX - 1/3 SAND, 1 ' UNIFORM CLEARANCE (MULCH STRIP BETWEEN ) 1 3 TOPSOIL CONTRACTOR TO M / SUBMIT i r ' PLANT FOLIAGE AND EDGE OF REDLINE (TYP.). ANY PROPOSED SUBSTITUTE FOR APPROVAL john ewseychik HR / ROUN VER SPACING T S UB G DCO CI G DETAIL SHRUB AND GROUNDCOVER PLANTING DETAIL ;NOT TO SCALE NOT TO SCALE 4 PRUNED AND TIED FRONDS OR HURRICANE CUT IF PERMISSION GRANTED BY OWNER.. PROVIDE AGRIFORM FERTILIZER TABLETS AT O THE ' FOLLOWING RATES: 15 GAL/5 TABLETS, " 30 GAL 10 TABLETS,_65 GAL/15 TABLETS, OR ONE TABLET PER EACH 1 2" OF TRUNK DIAMETER. o TWO LAYERS OFBURLAPTO y PROTECT PALM TRUNK �qp ��� % / / — FIVE 2 x 8 x $ P.T. ' W000 BATTENS WITH TWO STEEL BANDS TO SECURE BATTENS PROVIDE AGRIFORM FERTILIZER TABLETS AT '- — THREE 2" x 4' P.T. WOOD BRACES I ��� �� ioi� THE FOLLOWING RATES: 15 GAL/5 TABLETS TOE NAIL TO BATTENS.: DRIVE / / / { ���� 30 GAL/10 TABLETS, 65 GAL/15 TABLETS, OR BRACES TO UNDISTURBED EARTH. ONE TABLET PER EACH 1/2" OF TRUNK DIAMETER.` MINIMUM 2" MULCHREINFORCED RUBBER HOSE 6" SOIL BERM -lii --#10 GAUGE WIRE , DRIVE 2' X 2" STAKES AT ' ANGLE AND DRAW VERTICAL x MINIMUM 2" MULCH 6" SOIL BERM '• PLANTING SOIL MIX - 1/3 SAND, 1/3 PEAT, = TURN BACK BURLAP ONE THIRD IF B & B. - REMOVE .SYNTHETIC BURLAP COMPLETELY. 1/3 TOPSOIL CONNTRACTOR- TO SUBMIT ' ANY PROPOSED 'SUBSTITUTE FOR APPROVAL #; - - PLANTING SOIL MIX - 1/3 SAND, 1/3 PEAT, PROVIDE CLEARANCE AROUND ROOTBAI.L 1/3 TOPSOIL CONNTRACTOR TO SUBMIT OF 12' ON ALL SIDES AND 6" ON BOTTOM. ANY PROPOSED SUBSTITUTE FOR APPROVAL` PROVIDE CLEARANCE AROUND ROOTBALL OF 12 ON ALL SIDES AND 6 ON BOTTOM. PALM PLANTING DETAIL PINE PLANTING DETAIL NOT TO SCALE j NOT TO SCALE LANDSCAPE PLANT LIST SYMBOL QUANTITY BOTANICAL NAME COMMON NAME DESCRIPTI❑N REMARKS TREES I❑ 58 X ILE ❑PACA 'EAST PALATKA' EAST PALATKA HOLLY 10' HT 5' SPR. , 2' DBH. 30 GAL. CONT. SPACE GUY AS SHOWN LI 95 LAGERSTR❑EMIA INDICA 'NATCHEZ' WHITE CRAPE MYRTLE 10' HT 5' SPR„ 1' DBH EACH TRUNK, 30 GAL. SPACE GUY AS SHOWN ❑ LLT 16 LIGUSTRUM U UM LUCIDUM TREE LIGUSTRUM U 10' HT, 8' SPR„ 1' DBH EACH TRUNK, 30 GAL, SPACE ASSHOWN QV 126 R Q UE CUS VIRGINIANA LIVE OAK 16' HT, 6' SPR„ 3.5' DBH„ 65 GAL. C❑NT, SPACE GUY AS SHOWN WR 61 WASHINGT❑NIA R ❑BUSTA WASHINGT❑N PALM 12', 14' AND 16' CT, GUY AS READ' SHRUBS CR 12 CYCAS REV❑LUTA SAGO PALM 36' ❑.A., FULL, 7 GAL, AS SHOWN LJ 121 LIGUSTRUM JAP❑NICUM LIGUSTRUM HEDGE 24"-30" HT. x 12"-18' SPRD. / FULL / 3 G 30" D.C. PS 15 PHIL❑DENDR❑N SELL❑AM PHIL❑DENDR❑N 30' ❑.A. FULL, 3 GAL., MIN. 5 LEAVES 48' D.C. V❑ 838 VIBURNUM ❑D❑RATISIMUM SWEET VIBURNUM 24"-30" HT. x 12"-18' 18 SPRD. / FULL / 3 G 30" D.C. GROUNDC❑VER AN 800 ANNUALS SEASONAL FLOWERS 4' CONT. AT TIME / FULL OF PLANTING / REFER TO L.A. FOR TYPES 81 ❑ C RI 216 RAPHI❑LEPIS INDICA ALBA' DWF. INDIAN HAWTHORN 18' OA, / FULL / 3G 24" O.C. LEG 114 LIRIOPE MUSCAI 'EVER 'EVERGREEN GIANT' GIANT BORDER GRASS 5-7 BIBS / FULL / 1G 24" O.C. JP 11605 JUNIPERUS CHINENSIS 'PARS❑NII' PAR S❑N'S JUNIPER 18' OA, % FULL / 1G 24" O.C. SOD SEE PLANS PASPALUM N❑TATUM 'ARGENTINE' ST. AUGUSTINE SOD S❑LID, FREE OF PESTS AND DISEASES FIELD VERIFY QTY. MULCH SEE PLANS MINI PINE BARK NUGGETS MINI PINE BARK NUGGETS FREE OF DIRT AND DEBRIS 7FIELD VERIFY QTY. k��thorn Idrsen Cchris rice ,Q '0 iE O U_ ' W W 0 U � O 0 U j w ■ ® , PLANT LIST - BUILDING I — SCHEME 'A' SYMBOL I QUANTITY BOTANICAL NAME COMMON NAME DESCRIPTION REMARKS SHRUBS ND 2 NANDINA -DOMESTICA HEAVENLY BAMBOO 36' O.A., FULL, 7 GAL. AS SHOWN VO 21 VIBURNUM ODORATISSIMUM SWEET VIBURNUM 24"-30" HT, x 12"-16' SPRD. / FULL / 3 G AS SHOWN GROUNDCOVER LEG 38 LIRIDPE MUSCARI EVERGREEN GIANT' GIANT BORDER GRASS 5-7 BIBS / FULL / 1G 24" O.C. SOD SOD SEE PLANS STENOTAPHRUM SECUNDATUM FLORATAM' ST. AUGUSTINE GRASS SOLID, FREE OF PESTS AND DISEASES FIELD VERIFY QTY, MULCH PLANS MINI PINE BARK NUGGETS MINI PINE BARK NUGGETS FREE OF DIRT AND DEBRIS FIELD VERIFY QTY. PLANT LIST — BUILDING I - SCHEME 'B' SYMBOL QUANTITY BOTANICAL NAME COMMON NAME DESCRIPTION REMARKS SHRUBS CP 2 CYPERUS PAPYRUS PAPAYRUS PLANT 36' O.A., FULL, 7 GAL, AS SHOWN LJ 21 LIGUSTRUM JAPONICA 'JACK FROST' LIGUSTRUM HEDGE 30" HT. x 12"-18' SPRD. / FULL / 3 G AS SHOWN GROUNDCOVER VG 38 LIRD7PE MUSCARI VARIEGATED' AZTEC GRASS 5-7 BIBS 7 FULL / 1G 24" O.C. SOD SOD SEE PLANS STENOTAPHRUM SECUNDATUM FLORATAM' ST. AUGUSTINE GRASS SOLID, FREE OF PESTS AND DISEASES FIELD VERIFY QTY. MULCH SEE PLANS MINI PINE BARK NUGGETS MINI PINE BARK NUGGETS FREE OF DIRT AND DEBRIS FIELD VERIFY QTY. 12 _ n LJ FAMILY/ "DINING RM. ° FAMILY/ DINING RM. NOTE BUILDING END FOUNDATION NOTE: ° PLANTING TO TAKE PLACE BUILDING AND FOUNDATION ALONG ROADWAYS ONLY. ,4 PL NT(NCx TO TAKE PLACE b ALONG ROADWAYS ONLY: O O a O a O O a a 2 c i' IND r2 P a r8 LEG -- a - NOTES GARAGE - GARAGE V G SEE MASTER LANDSCAPE NOTE: PLANS FOR TREE OU,ANTITIES 3 SEE MASTER LANDSCAPE AND LOCATIONS. PLANS 1=0iz TREE QUANTITIES ,AND LOC,4T(ON5. 3 LJ 30 LEG 30 V ewseycnIK Oft .9 . landscape architects golf course architects 620 crown oak centre drive longwood, fl 32750 tel: 407 830-8922 fax: 407 830-7689 CO o. N W W r 0127 PLANT LIST — BUILDING II - ' SCHEME A SYMBOL f QUANTITY BOTANICAL NAME. COMMON NAME -DESCRIPTION REMARKS SHRUBS ND 2 NANDINA DOMESTICA ,' HEAVENLY BAMBOO 36' O.J., FULL, 7 GAG AS SHOWN VO 21__.`4: VIBURNUM ODORATISSIMUM SWEET VIBURNUM 24"-30" HT. x 12"-18' SPRD. / FULL / 3 G AS SHOWN GROUNDCOVER t LEG 42 LIRIOPE MUSCARI 'EVERGREEN GIANT' GIANT BORDER GRASS 5-7 BIBS / FULL / iG 24" O.C. SOD SOD PLANS FLORATAMHRUM SECUNDATUM ST. AUGUSTINE GRASS SOLID, FREE OF PESTS AND DISEASES FIELD VERIFY QTY. MULCH PLANS MINI PINE BARK NUGGETS MINI PINE BARK NUGGETS FREE OF DIRT AND DEBRIS FIELD VERIFY QTY. PLANT LIST — BUILDING II — SCHEME 'B' SYMBOL I QUANTITY BOTANICAL NAME T COMMON NAME DESCRIPTION REMARKS SHRUBS CP 2 CYPERUS PAPYRUS PAPAYRUS PLANT 36' O.A., FULL, 7 GAL, AS SHOWN LJ P1 LIGUSTRUM JAPONICA 'JACK FROST' LIGUSTRUM HEDGE 30" HT. x 12"-18' SPRD. / FULL / 3 G AS SHOWN GROUNDCOVER VG q2 LIRIDPE MUSCARI 'VARIEGATED' AZTEC GRASS 5-7 BIBS / FULL / 1G 24" O.C. SOD SOD PLANS FLORATAMHRUM SECUNDATUM ST. AUGUSTINE GRASS SOLID, FREE OF PESTS AND DISEASES FIELD VERIFY QTY. MULCH SE PLANS MINI PINE BARK NUGGETS MINI PINE BARK NUGGETS FREE OF DIRT AND DEBRIS FIELD VERIFY QTY. II lOht'� ewslenky%.; .9 ■ landscape architects golf course architects 620 crown oak centre` drive longwood, fl 32750 tel: 407 830-8922 fax: 407 830-7689 PLANTLIST - -BUILDING I - SCHEME 'A' SYMBOL I QUANTITY BOTANICAL NAME COMMON NAME DESCRIPTION REMARKS SHRUBS ND 2 NANDINA DOMESTICA ' HEAVENLY BAMBOO 36' ❑.A., FULL, 7 GAL. AS SHOWN VO 22 VIBURNUM ODORATISSIMUM SWEET VIBURNUM 24"-30" HT. x 12"-18' SPRD. / FULL / 3 G AS SHOWN GROUNDCOVER LEG 42 LIRIOPE MUSCARI EVERGREEN GIANT'' GIANT BORDER GRASS 5-7 BIBS / FULL / 1G 24" O.C. SOD SOD p SEES LANMULCH TE OT AMHRUM SECUNDATUM ST, A00OSTINE GRASS SOLID, FREE OF PESTS AND DISEASES FIELD VERIFY QTY. P EES LAN MINI PINEBARKNUGGETS MINI PINE BARK NUGGETS FREE OF DIRT AND DEBRIS FIELD VERIFY QTY. PLANT LIST - BUILDING I - SCHEME 'B' SYMBOL QUANTITY BOTANICAL NAME COMMON NAME DESCRIPTION REMARKS SHRUBS CP 2 CYPERUS PAPYRUS PAPAYRUS PLANT 36' O.A., FULL, 7 GAL. AS SHOWN LJ 22 LIGUSTRUM JAPONICA 'JACK FROST' LIGUSTRUM HEDGE 30" HT. x 12"-18' SPRD. / FULL / 3 G AS SHOWN GROUNDCOVER VG 42 LIRIOPE MUSCARI VARIEGATED' AZTEC GRASS 5-7 BIBS / FULL / 1G 24" O.C. SOD SOD PLSEEANS FLORATAPM'RUM SECUNDATUM ST. AUGUSTINE GRASS SOLID, FREE OF PESTS AND DISEASES FIELD VERIFY QTY. MULCH PLANS IMINI PINE BARK NUGGETS MINI PINE BARK NUGGETS FREE OF DIRT AND DEBRIS FIELD VERIFY QTY. al Id a Alft AM% 0=& ROW& ■7 r, J1 ®- ■ landscape architects golf course architects 620 crown oak centre drive longwood, fl 32750 tel: 407 830-8922 fax: 407 830-7689 GOAD A A M 85 B I to e M (U C'7 \ r-e w o N �11 4 I: SIDEWALK ,, .—{ w CU I W 1'ITVI I� N cl 1 , \ R. 1 M a a d- . N `W _N W I N � \ W N \ (1J 1 W w \ CtJ cu N u M Q W Z r W� N M _ as a W W Lid .-r M N sT W Nt W W IN, W ® Nt . W .\� W i J N AN a N v a ►ems 6 1 " i _ /. CU a M //--STREET LIGHT CTYP> a' N a N \ .4 ionn WALL. OR STRUCTURE PAINT RISER COLOR CHOSEN BY LANDSCAPE ARCHITECT PLASTIC NO ,• ZZIE RAIN BUTO 1800 SERIES 12 PLASTIC SHRUB ADAPTERIRRIG M A-85 MODEL P e RAIN BIRD ULTRA -VIOLET PROTECTIVE PVC FINISH GRADE/TOP OF MULCH CLAMPS LOCATE HEADS 6 FROM WALKS PLANT MATERIAL OR CURBS 1) REFER TO THE LANDSCAPE PLANS WHEN TRENCHING TO AVOID TREES AND SHRUBS. SPRINKLER BODY ASSEMBLY FINISH GRADE/TOP OF MULCH SEE NOZZLE CHART 2) ALL MAINLINE PIPING SHALL BE BURIED + TO A MINIMUM DEPTH OF 18 ' OF COVER. UV RADIATION RESISTANT PVC SCH ALL LATERAL PIPING SHALL BE BURIED TO A -MINIMUM DEPTH OF 12" OF COVER. 40 NIPPLE - EXTEND TO 4" ABOVE PLANT MATERIAL PVC STREET ELL 3) ALL POP-UP ROTORS AND SPRAY HEADS SHALLBE INSTALLED USING AN 18 P.V.C. FLEX — PVC SCH ao a>_ PIPE CONNECTION. DO NOT USE FUNNY PIPE. PVC SCH 40 STREET ELL —1 US? -INCH PVC SCH 40 NIP FLID( PIPE. 12-INCH LENGTH: 4) ADJUST ALL NOZZLES TO REDUCE WATER WASTE ON HARD SURFACES AND BUILDING WALLS. 1/(LENGTH AS REQUIRED) PIE E 1/2' ON SPRAY HEADS PVC SCH 40 STREET ELL 5� THROTTLE ALL VALVES ON SHRUB LINES AS REQUIRED TO PREVENT FOGGING. PVC SCH 40 TEE OR ELL 6), ALL RISERS SHALL BE PAINTED A COLOR CHOSEN BY THE LANDSCAPE ARCHITECT. PVC SCH 40 TEE OR ELL STREET ELL 7) ALL RISERS SHALL BE STAKED WITH A STEEL ANGLE AND SECURED WITH ULTRA —VIOLET LIGHT pvc LATERAL PIPE PROTECTED P.V.C. CLAMPS. PVC LATERAL PIPE 8 ALL CONNTROL WIRE SPLICES SHALL BE MADE IN VALVE — sTEEL ANGLE ) L E .BOXES USING SNAP TITE CONNECTORS AND SEALANT. H — 9 THE CONTRACTOR SH ALL LL PREPARE AN _AS BUILT DRAWING ON A REPRODUCIBLE PAPER SEPIA OR MYLAR SHOWING ALL 'INSTALLED IRRIGATION. A MYLAR OR SEPIA F 0 THE ORIGINAL PLAN MAY SHRUB RISER DETAIL HEM DETAIL I BE OBTAINED FROM THE LANDSCAPE ARCHITECT FOR A FEE. THE DRAWING SHALL LOCATE ALL MAINLINE AND VALVES BY SHOWING EXACT MEASUREMENTS FROM HARD SURFACES. 10) ALL VALVES, GATE VALVES AND QUICK COUPLERS SHALL BE INSTALLED IN VALVE BOXES. 11) ANY PIPING SHOWN OUTSIDE THE PROPERTY LINE OR RUNNING OUTSIDE A LANDSCAPE AREA IS SHOWN THERE FOR CLARITY ONLY. ALL LINES SHALL BE INSTALLED ON THE PROPERTY AND INSIDE THE LANDSCAPE AREAS. '12) ALL RISERS SHALL BE INSTALLED ` 12" FROM ANY . WALL AND A MINIMUM OF 12" FROM ANY ALL VALVE BOXES SHALL BE MARKED WITH THE ZONE NUMBER AS PER INSTRUCTIONS BY THE 30-INCH LINEAR LENGTH OF WIRE, SIDEWALK, PATIO OR ROAD. LANDSCAPE ARCHITECT. COILED . ,� SNAP-TITE CONNECTORS j — DE WALL 13) HE EXACT HEIGHT OF ANY 12 POP UP THAT IS SHOWN IN A SHRUB BED SHALL BE n (1 of z) ID TAG DETERMINED BY THE LANDSCAPE ARCHITECT IN THE FIELD. VALVE sox WITH CovER: 12-INCH SIZE 1 4 T , } HE CONTRACTOR SHALL EXERCISE CARE SO AS NOT TO DAMAGE ANY EXISTING UTILITIES. FINISH GRADE/TOPbF MULCH THE E REMOTE CONTROL VALVE CONTRACTOR SHALL BE RESPONSIBLE FOR THE IMMEDIATE REPAIRS AND COST OF ANY DAMAGE r� WALL MOUNTED CONTROLLER 3, CAUSED BY H15 WORK. u PVC SCH 80 NIPPLE (CLOSE) PVC SCH ao ELL 15) ALL WORK SHALL BE GUARANTEED FOR ONE YEAR FROM THE DATE OF FINAL ACCEPTANCE ® AGAINST ALL DEFECTS IN EQUIPMENT AND WORKMANSHIP: PVC SCH 80 NIPPLE (LENGTH AS REQUIR 16) ELECTRICAL SERVICE TO ALL EQUIPMENT SHALL' BE PROVIDED TO A JUNCTION BOX AT THE BRICK (1 of a) 2-INCH LENGTH, SCH 80 NIPPLE EQUIPMENT LOCATION BY OTHERS: HIDDEN) AND SCH 40 ELL 1.5-INCH PVC SCH 40 CONDUIT ,. AND FITTINGS JUNCTION BOX & 16 AMP SINGLE THROW PLACE CONTROL WIRES PVC MAINLINE PIPE SWITCH UNDER MAIN PVC SCH 40 TEE OR ELL PVC SCH 40 MALE ADAPTER WIRES TO REMOTE CONTROL VALVES PVC LATERAL PIPE 1-INCH PVC SCH 40 CONDUIT 3.0-INCH MINIMUM DEPTH OF TO 120V POWER SUPPLY 3/4-INCH WASHED GRAVEL WELL SPECIFICATIONSI I o PART 1 — WELL SYMBOL DESCRIPTION 1.1 THE CONTRACTOR SHALL DRIVE OR DRILL ONE 4" DEEP WELL FOR THE OPERATION OF THE IRRIGATION SYSTEM. THE WELL SHALL PRODUCE XX GALLONS PER MINUTE WITH NOT MORE 0 TORO 570 SERIES 6" POP—UP THAN A 5 FOOT PUMPING DRAWDOWN. o TORO 570 SERIES SHRUB SPRAY ON A SCH, 40 RISER 1.2 THE WELL SHALL BE INNSTALLED AS PER STATE AND LOCAL CODE REGULATIONS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL FEES AND PERMITS REQUIRED TO DRILL THE WELL OR WELLS. e TORO 570 SERIES 12" POP—UP TORO 700 SERIES PART —ROTOR PART 2 — PUMP L°, TORO 700 SERIES PART —ROTOR ON SHRUB RISER 2.1 THE CONTRACTOR SHALL FURNISH AND INSTALL TWO 7.5 H.P. SUBMERSIBLE PUMP IN THE WELL. THE PUMP SHALL BE CAPABLE OF PRODUCING 120 GALLONS PER MINUTE AT—�x T.D.H. (TOTAL TORO 700 SERIES FULL ROTOR DYNAMIC HEAD). THE T.D.H. IS AT GROUND LEVEL. THE PUMP OR PUMPS SHALL BE INSTALLED USING THE FOLLOWING EQUIPMENT AND MATERIALS.: ALL EQUIPMENT MAY NOT BE LISTED. THE CONTRACTOR ® SHALL BE RESPONSIBLE FOR FURNISHING AND INSTALLING ALL NECESSARY EQUIPMENT FOR THE OPERATION RAINBIRD PE SERIES ELECTRIC VALVE 2" OF THE WELL PUMP AND ITS CONNECTION` TO THE IRRIGATION SYSTEM. A) 4 X 2 INCH SANITARY WELL SEAL CONTROLLER AS SHOWN ON PLANS, 120VOLT B) GALVANIZED DROP PIPE, `SIZE AS REQUIRED © INSTALL WITH A MINI—CLIK II RAIN SENSOR AND BY—PASSBOX. GROUND WITH AN 8' COPPER CLAD ROD. ;C) SUBMERSIBLE PUMP CABLE D) ALL NECESSARY GALVANIZED FITTINGS THAT ARE REQUIRED FOR THE CONNECTION OF THE SYSTEM © RECHARGE WELL — SEE SPECS ALL ABOVE GROUND PIPE SHALL BE GALVANIZED STEEL. E) ALL NECESSARY ELECTRICAL WIRE,` SWITCHES AND CONDUIT © 7.5 HP PUMP STATION AS SHOWN ON IRRIGATION PLAN F) ISOLATION VALVE i TO PROVIDE 120 GPM AT 60 PSI. SILENT CHECK VALVE LATERAL LINE SIZE PER PLAN N) MAGNETIC STARTER FOR THREE-PHASE SYSTEM, SIZE AS REQUIRED 3" MAINLINE CLASS 200 P.V.C. SIZE PER PLAN I) ABOVE GROUND CHECK VALVE, WHERE REQUIRED BY CODE SLEEVING — SCH. 40 P.V.C. MIN. DEPTH OF 24" i PART 3 — NOTES 3.1 THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION AND CONNECTION OF ALL THE ABOVE EQUIPMENT AND THE CONNECTION TO THE IRRIGATION SYSTEM. 3.2 POWER FOR THE OPERATION OF THE WELL PUMP SHALL BE SUPPLIED TO A JUNCTION BOX AT THE WELL LOCATION BY OTHERS, UNLESS NOTED OTHERWISE ON THE PLAN. COORDINATE ALL POWER REQUIREMENTS WITH THE OWNER OR GENERAL CONTRACTOR. PART 4 - WELL TESTING 4.1 BEFORE SETTING THE PUMP THE WELL DRILLER SHALL PROVIDE A BORING REPORT AND WATER QUALITY ANALYSIS TO THE LANDSCAPE ARCHITECT FOR HIS OR HER APPROVAL. 4.2 BEFORE SETTING THE PUMP THE WELL DRILLER SHALL NOTIFY THE LANDSCAPE ARCHITECT OF THE STATIC WATER LEVEL TO DETERMINE 1F THE PUMP CAN PROVIDE THE PROPER G.P.M. AND P.S.I. FOR THE OPERATION OF THE IRRIGATION SYSTEM. PART 5 — SITE CONDITIONS 5.1 THE WELL DRILLER SHALL BE RESPONSIBLE TO VISIT THE SITE AND BECOME FAMILIAR WITH THE ON -SITE LOCATION OF THE WELL. IT SHALL BE HIS RESPONSIBILITY TO NOTIFY THE OWNER IF HE FEELS THE LOCATION SHOULD ;BE MOVED. THE 'OWNER SHALL NOT BE RESPONSIBLE TO PAY FOR ANY WELL OR PART OF A WELL THAT `'DOES NOT MEET THE FULL INTENT OF THESE SPECIFICATIONS. SIDEWE R 20' UTILITY: 0' SITE EASEMENT,I/ Jim FA As D3 ill ,4 Q. p 4. DWG SECURITY LIGHTING F❑R P❑❑L AND T❑T-L❑T AREA IS N❑T IMPACT NEARBY RESIDENCES. _C ICI MnIVICY-W CInKl I r-rlrrnikie% Fill --- A SIGN TO READ LAFiG i1CK 00 UuIN -SECTION BRICK SIC�V WAt_L_ -ELEVATION "WELLINGTON FOR THE C TOWNHOUSE PORTION OF THE PROJECT. t- O Z Q00 Q W W HS-DET"