Loading...
HomeMy WebLinkAbout7h_ParkPlan_12661.pdf c, �� ����, ���_.������ Westbrook Subdivision Master Park Plan January 2014 Prepared for: Four Corners Construction, LLC 125 Central Ave Bozeman, MT 59718 Prepared by: DESIGN 5 Lnnwcerc Anewncrunr..nn nw.�nwn With: C&H Engineering and Surveying, Inc. Westbrook Subdivision January 2014 Master Park Plan Master Park Plan January 2014 SECTION 1 PROJECT LOCATION AND HISTORY 2 PROJECT SCOPE 2 PARK DEDICATION REQUIREMENTS AND PHASING 2 DEDICATED PARKLAND 3 PARKLAND AMENITIES AND COMMUNITY CENTER 3 VEGETATION 4 IRRIGATION 5 SOILS 5 PLAYGROUNDS 6 TRAILS 6 MAINTENANCE 7 SECTION 2 LANDSCAPE DRAWING SHEETS SECTION 3 SOILS INFORMATION SECTION 4 PAVILION IMAGE AND TRAIL CROSS SECTION SECTION 5 COST ESTIMATES 1 Westbrook Subdivision January 2014 Master Park Plan Proiect Location and History Westbrook is located between Laurel Parkway and Traditions Subdivision, immediately south of the proposed Annie Street connection. Westbrook is proposed as a 63-lot major subdivision on 33.57 acres, with both Single-Family and Multi-Family housing. The land that makes up the Westbrook Subdivision has been used for agriculture and livestock production in the past,but has sat unused for the past several years. Baxter Creek flows through the site, eventually ending at the East Gallatin River. The watercourse has existing wetland vegetation and Vaughn Environmental Services has submitted plans with the Pre-Plat for the improvement of the watercourse and its upland buffer. Proiect Scope The Westbrook Master Park Plan is comprised of three main components: Dedicated Park areas, Open Space areas and a trail network. The primary purpose of this document is to describe the initial level of development and maintenance of the parks and trails. Guiding Ideas: • Provide connections between residential neighborhoods and park/open space areas. • Provide variety in recreation experiences and opportunities • Provide areas for passive and active recreation • Protect and retain native and natural drainage corridors • Minimize hard or impervious surface • Address current parkland needs while also allowing for future flexibility to meet the needs of future residents Proiect: Park Dedication Requirements and Phasing 62 single family lots x 0.03 acres/lot = 1.8600 acres 5.411 acres of R4 x 8 dwelling units/acre x 0.03 acres/d.u. = 1.2987 acres Total area required = 3.1587 acres Total area provided = 3.8313 acres The development of park land is planned for one Phase. The Westbrook Park would be developed as part of Phase 4. With this tactic complete connections and final improvements could be made without destroying previous improvements. Annie Street would have its final connection made and sidewalks and boulevards could be completed and tied in with existing park facilities. All Park land will be dedicated to the City of Bozeman at Final Plat of Phase 1. 2 Westbrook Subdivision January 2014 Master Park Plan Dedicated Parkland Dedicated park land will make up 3.8313 acres of the Westbrook subdivision. The following section outlines the installation and maintenance of all dedicated park areas for Final Plat filings. The plan puts emphasis on open, maintained areas for passive and active recreation. There is an existing playground with age appropriate equipment at the park. Plantings along the watercourse shall be appropriate to the environment and are detailed on the "Watercourse Plan" sheet provided by Vaughn Environmental Services and C&H Engineering. Westbrook Park will be a mix of mowed turf lawn and native grass areas. Permanent irrigation will provide head-to-head coverage for all turf lawn areas. Parkland Amenities and Community Center The majority of Westbrook Park will be developed in Phase 4 and will consist of maintained turf lawn for active and passive recreation as well as native grass areas. A large number of trees will be planted to provide shade during warm days. The Community Center for Westbrook Subdivision will be shared with Boulder Creek Subdivision. The two parks are split by Annie Street. Westbrook Park will serve as the more open park with large extents of unbroken turf. Boulder Creek Park features a playground, pavilion, seating and picnic tables. The maintenance of this parkland is detailed later in this document. A Trail on the east side of Baxter Creek will connect the entire development from north to south. It will be completed as part of Phase 2 when the Multi Family lot is platted. There is also an open space corridor that will run through the middle of the west half of the project and it will connect the entire development to the Park. The total length of trails to be installed in Park land and in Open Space adjacent to Park land equal 1,783 lineal feet. Parking Requirement: Required Park Acreage=3.1587 acres= 137,593 square feet so assuming area is square,the perimeter is the square root of 137,593 times four or 1484 feet. With the current layout we are providing 1741 feet of frontage along the park and open space that is linked to the park via trails. Future Improvements: The installation of dog waste stations, additional benches, additional trash enclosures and all other amenities not shown on 1-1.0 would be the responsibility of the HOA, City of Bozeman or such other entity established at a later date to construct and build such improvements. Financing: Westbrook Park, Open Space and Watercourse improvements will have multiple install time horizons. Appropriate financial planning and bonding will occur as requested by the City of Bozeman. Cost estimates have been provided with this submittal (Section 5). Construction: Any and all site work (including trails) must be preceded by a preconstruction meeting with the City of Bozeman. All plans, improvements, structures and plantings must be approved by the City prior to installation. Building Permits are required for any structural 3 Westbrook Subdivision January 2014 Master Park Plan improvements. Any deviation from the Park Master Plan must be submitted to the City and approved before construction. Vegetation All vegetation shall be quality nursery stock and construction documents will dictate further specifications and species selection. A variety of species shall be selected to ensure that a pest or disease event does not decimate the entire project. Trees, shrubs and herbaceous plants will be chosen for their size, hardiness and aesthetic nature. Plants used will be regionally native and/or adapted to the extent possible. Trees All trees are subject to approval by the City of Bozeman. Tree selection should be based on the recommended species list provided by the City of Bozeman. Tree size and selection shall be varied in order to create visual interest and a varied genetic palette. Recommended Tree List Colorado Blue Spruce Tartarian Maple Quaking Aspen American Linden Common Honeylocust Discovery Elm American Elm Shrubs Shrubs used within the watercourse setback will be used to enhance the existing native vegetation, increase native habitat and provide a varied visual experience. Plants will be chosen based on hardiness, aesthetic quality and size. The City Forester will approve final plant selection for all woody plant material. Recommended Shrub List Amur Chokecherry Autumn Brilliance Serviceberry Grasses Herbaceous seed mixes will be dictated by the construction documents. In general, turf areas will receive a bluegrass/fescue mix, detention areas will be seeded with a mix tolerant of wet conditions. All areas disturbed by construction will be properly prepared and seeded with a narrow spacing drill seeder. Before seeding, the soil shall be loosened to a minimum depth of four inches in order to improve initial root development. The soil will not be compacted in any Q Westbrook Subdivision January 2014 Master Park Plan manner. Sufficient compaction is readily achieved through the grading process and normal rainfall. Fertilizer should be applied prior to planting to insure healthy plant development. Recommended Turf Grass Mix (Dedicated Parkland and Boulevards) ABC Lawn Mix by Circle S Seeds or approved alternate supplied by Local Sod Grower (within 50 miles of project site). Recommended Native Grass Mix (Disturbed areas and Water Detention areas) As specified by Vaughn Environmental Services in the "Watercourse Plan" document. Watercourse Setback Plantings Any area disturbed within the watercourse setback shall be reclaimed with native plant material. Area of disturbance will be assessed at time of construction. Appropriate plantings will be determined by a restoration expert and submitted to the City of Bozeman for approval before construction. Plans have been provided by C&H Engineering and Vaughn Environmental Services as part of the Preliminary Plat Submittal. Irrigation All irrigation systems will be designed to meet City of Bozeman requirements. Irrigation systems will be compatible with Maxicom systems. All water lines shall be schedule 40 PVC. Black Poly pipe is unacceptable. Pipe shall be installed at a minimum depth of twelve (12) inches, main lines at eighteen inch minimum depth. If this depth is unachievable, the Parks Division must be consulted. No stacking of irrigation lines shall be permitted. Four (4) inches of sand shall be placed beneath pipe, and four (4) inches of sand above the pipe, to prevent compaction and settling. Sprinkler heads will be installed on manufactured swing joints (schedule 80 w/o-rings). Heads to be installed must be approved by the Parks Division and shall be gear driven, with interchangeable nozzle sizes, unless noted otherwise, and shall be capable of producing the specified gpm and coverage area and shall be set to manufacturers' specifications. Electrical locate tape shall be installed along all lines. Upon completion of installation, all warranty and maintenance information, as well as well logs and purnp warranties and information, if applicable, and an "as- built" map shall be supplied to the City of Bozeman Parks Division and HOA. Soils All soils to be used on public park land shall be inspected by and meet the approval of City of Bozeman Parks Division Staff prior to installation and shall meet the minimum depth requirement of 8 inches. All rock in excess of 1 inch in diameter shall be removed. Soil tests(a sieve analysis and soil analysis) shall be performed prior to planting to determine the classification and texture of the soils, along with any nutrient deficiencies. The classification and 5 Westbrook Subdivision January 2014 Master Park Plan texture will determine what amendments, if any, are needed, while the soil analysis will help correct any nutrient problems with a pre-plant fertilization. * Guidelines for soils-The soil will be deemed acceptable if: it is less than 35%clay and less than 70%sand, and 70%silt. Ph must not exceed 8.4.The soil will be screened at 1" minus for rocks and debris; topsoil depth will be at least 8 inches.The sub base, after grading, will be scarified to a depth of twelve inches to insure drainage throughout the profile. Amendments may vary depending on existing soils, but will generally consist of 60%coarse sand (generally concrete sand), 20%organics (C: N ratio below 30) and 20%approved native soil. Soils will be mixed, prior to installation, with a screener/ mixer machine, or applied in layers on site and mixed thoroughly with a deep rototiller. Depth of amended soil will be a minimum of ten (10) inches.There will be no compaction following the grading process. Fertilizer, and the rate at which it will be applied, should be dictated by the soil test report. Playgrounds Playgrounds shall be installed on Park land managed by the HOA/City of Bozeman. All playgrounds must be approved by a Certified Playground Safety Inspector(CPSI) and meet ASTM F1487-01, CPSC and ADA guidelines and specifications. Playgrounds shall be age appropriate, for area served, and be signed accordingly.There shall be an adequate use zone area around equipment, approved material in use zone, which meets impact attenuation criteria as specified in ASTM 1292, and adequate drainage. All installation plans, materials list, construction guidelines, maintenance information and manufacturer's name shall be supplied to the HOA/City of Bozeman's Parks Division, upon completion of playground installation.All work will be overseen and approved by a CPSI. No wooden structures will be approved. Westbrook Subdivision will share the existing playground located at Boulder Creek Park. It is directly across Annie Street and the two park essentially act as one continuous park system between the two developments. Trails Class II Trails shall be a minimum of 72 inches in width.Trail bed must be excavated a minimum of 6 inches deep, prior to installation of tread mix. All existing organic material shall be completely removed from the proposed trail location and subgrade sterilized. Tread mix shall be installed in two parts.The first 3 inch lift shall be of%" Road mix, compacted, and then the top 3 inches of 3/8th inch minus gravel (natural fines). Natural fines used for these trails shall consist of 80%sand, 10%silt and 10%clay. If the material falls outside of these parameters, the City Of Bozeman Parks Divisions must be consulted for approval or modification. If the natural fines tread mix does not contain enough clay or silt binder, additional binder must be mixed in. Alternative soil stabilizer products are acceptable, but must be approved by the City of Bozeman Parks Division. Trail bed must be filled up to original surface along both edges with a cross slope of 2%cross slope to provide for water drainage and meet ADA requirements.Tread 6 Westbrook Subdivision January 2014 Master Park Plan mix must be rolled flat and compacted after installation, maintaining a 2%"cross slope. (If moisture content is not adequate for compaction, water should be added prior to rolling and compacting). Where terrain allows, slope of trail should not exceed 20:1 with a cross slope no greater than 50:1 (2%) to provide for ADA accessibility. All damage to surrounding features and/or vegetation shall be reclaimed immediately. Encroaching weeds, due to trail construction, shall be treated and controlled for a minimum of 2 years after trail section is completed. Minimum overhead clearance shall be 96"for pedestrian and bike traffic, and 120" for equestrian traffic. Maintenance Responsible Party The Association shall be responsible for liability insurance, local taxes and maintenance of recreation and other facilities in the common space areas. The assessments levied by the Board for the maintenance, upkeep, repair and operation of common areas like all other assessments, become a lien on each lot within the Westbrook.The Board may, in its discretion, adjust the assessments to meet the changing needs of the cormunity and the areas serving the community. The Association shall enter into an annual contract with a certified landscape nursery person for upkeep and maintenance.The Association will be responsible for park maintenance until such time a City wide Park Maintenance District is created.The Association shall also be responsible for the maintenance of all common properties, paths and trails, facilities, centers, and adjacent sidewalks and/or landscaping in street boulevards. The Declarant will be responsible for maintaining pathways, open space and parkland until 50 percent of the lots are sold. At such time, the Association will take over maintenance. Maintenance will include the following as well as care and replacement of playground equipment (CPSI approved) and/or site furnishings, replacement of doggie pick-up bags and emptying of refuse containers. Any and all work and/or park fixtures must meet standards set by the City Parks Division. Trees and Shrubs A contractor will be hired to perform park maintenance. Maintenance duties to be performed will consist of spring and fall clean up, routine mowing, lawn patching, care and replacement of dead trees and/or shrubs. All tree trimming and pruning must be performed by a certified arborist as outlined in City Ordinance 12.30.040 in coordination with Forestry Division. All trees on public property are subject to City of Bozeman permits and ordinances. J Westbrook Subdivision January 2014 Master Park Plan Trails Natural fines trails will not be plowed. These trails will be inspected regularly and receive routine patching and surface maintenance to prevent erosion or unsafe conditions. Weeds on the trails well be controlled following City of Bozeman standards, set by the City Parks Division, and using industry standards or as part of the weed control plan described in this document. Turf Care Native grass areas should be mowed 1-2 times per year dependant on rainfall levels The first mowing should occur at the end of May, and the second time should take place around mid July, with the final mowing in Mid October. Verify maintenance needs and schedule with Vaughn Environmental Services. Kentucky bluegrass areas should be maintained between 2"-4 1/2" and should receive approximately 12" water between June 1st and late September. This translates to about 1" water per week for lawn areas. Mowing will not be done during extremely wet periods or when sub-grade is saturated or with standing water. Established lawns can receive a deep, but less frequent watering in order to conserve and not over water. Noxious Weed Control A weed control program will be developed that conforms to the requirements of the City of Bozeman, Gallatin County Wed Control Board Supervisor and MRCS. This program will consist of an annual visit in June to spot spray where necessary, including trails and sidewalks. Weeds will be sprayed by a licensed contractor, according to industry and local standards, on a regular basis, using appropriate applications and products. The utmost care will be taken to protect water sources, park users and adjacent property owners. The City of Bozeman shall be notified of any and all applications of pesticides and/or herbicide on public lands. Signs shall be posted prior to application in appropriate and noticeable locations identifying the product applied and the date applied. Signs will remain in place for a minimum of two days after treatment. Records shall be maintained in accordance with State of Montana Pesticide Act,Administrative Rule 4.10.207 and copies submitted to the City of Bozeman Parks Division. Fertilization Fertilization should be minimized to prevent unnecessarily high amounts of nutrients running off into streams and wetlands on and off the site. No fertilizer should be applied within 50ft of streams or wetlands to further minimize the potential for contamination through run-off. Trees and shrubs inside the 50ft buffer should be monitored and if fertilization is necessary, capsule fertilizer should be used. Lawns should be fertilized once in spring with a 24-4-24 blend after the last frost and with a 21- 3-21 in made to late summer. It is recommended that slow release fertilizer be used to prevent excessive shoot growth and to provide turf nutrition over and extended period of time. Lawns 8 Westbrook Subdivision January 2014 Master Park Plan should be fertilized according to manufacturer standards. Annual soil test should be performed to check nutrient levels and determine whether changes are necessary. Outside the 50ft buffer, shade trees should be fertilized in April with a 16-3.0-9 blend plus iron and zinc. Other trees should be fertilized with food spikes but no fertilization of woody vegetation should occur past mid July. Trees under one year old should not be fertilized. Evergreens should be pruned as necessary in June and shade tree pruning should be done in April, except for birches. Birches should be pruned in mid July. All trees should be continually monitored for pests and diseases throughout the growing season. Woody vegetation should be deep watered right before the ground freezes. Snow and Leaf Removal Snow removal will be provided within the park by a snow removal service retained by the Neighborhood Association. Sidewalks must be cleared within 24 hours after the end of a snowfall event per Bozeman Ordinance 1529. The Home Owner's Association will be responsible for clearing snow on sidewalks, on walks adjacent to Parks and Open Spaces and the South 191h boulevard; no snow removal will be performed on the natural fines trails. Leaf removal will be provided most likely by a landscape contractor or handyman service, as retained by the Neighborhood Association. Playground Inspection Playground inspection should be performed on an annual basis by an independent contractor certified as a National Certified Playground Safety Inspector. The inspectors hall submit a report to the City of Bozeman Parks and Recreation Department. The Neighborhood Association is responsible for hiring the independent contractor. Irrigation System The irrigation system should be charged in April, after the ground thaws and plants start growing. The manual drain valves should be turned to the closed position and well pump power switch turned on. The controller should be programmed for the anticipated water requirements for the current month. All heads should be checked for breakage and proper coverage and check on a monthly basis for necessary adjustments. Drip emitters should be periodically checked and the inter system should be regularly monitored for line breaks, head breakage and vandalism. Head replacement should be done with the same brand to ensure efficient coverage for the shall working pressure and dispersal at an equal precipitation rate. The height of heads should be checked to avoid damage from mowers or maintenance equipment. Winterization should take place during the last week of October. Power to the well pump should be shut off and all manual drain valves opened. To flush out the lines, a high power air 9 Westbrook Subdivision January 2014 Master Park Plan pump shall be connected to the quick coupler valves and air should be run through the system. Each valve zone should be opened and closed until all water is completely flushed out, then the controller should be turned off and water lift off until spring. Any necessary watering during the winter months should be done with a tank to prevent damage to the irrigation system. Animal Control Pets should be leashed at all times while in the parks and open space and residents must clean up after their pets. If rodents become a problem with regards to damaging plant material or posing a health risk to residents or pots, rodent control should be utilized. However, no poison is permitted on within parkland or open space areas. Refuse Refuse within the parks and open space will be collected weekly by a service retained by the Neighborhood Association or the party responsible for maintenance. 10 Westbrook Subdivision January 2014 Master Park Plan Section 2 Park Plan Drawings �1 WESTBROOK:MASTER PARK PLAN of Mo' 7Y�1._ � PLANT UST ET "�' - - - -47`-MID[-'TRF£F-3€CY1GN- - --�- SYM BOTANICALNAME SIZE TYPE NOTES t 5TROY •�' r \ \ 1 ` ,� - i ! COMMON NAME CHERER 270 E LnemR .... ..... ..-:,\ ::::� .: •:. •::::. :::-. ..4v. TREES 4 \. :,..: . _ rt •. .. PICEAPUNGENS •........ _ COLORAD O SPRUCEr:_^ � ACER TATATICUM i-t/x"CAL 8&8 SINGLE STEM B cox9urt - _ - :.:�_:.7• :' ;,.. P}• /5 // II�' - TATARIAN MAPLE , �- { x-t/x"CAL B&B SINGLE STEM 72 f:= PUBLIC PARK �_, y\• I / TILIAAMERICANA ----,� H�mrt,ox {•}.•_•:•.::''.•. � �:166,893 Sq.Ft :�:1;{: ':"'-•"'z`.\` -- y.i/'i/i'/ \'t.A / L\\II AM RICAN LINDEN � S' :•maA:.': •: 3.8313 Acres :•1:::::•:.:: ° _ :::1 : ::::. •x. OZ �''''i( ULMUSAMERICANA 2-1/2"CAL B&B SINGLESTEM 3 •.♦ •\:::-:.•• - `:'. ///////T!�/ � -`. -/�• AMERICAN ELM A '�` •:1•:::::•::, .-�•,: �`, ': :: : ::tiff•::':• •:•:t:: :•:{•:'•::]:em•wer:• \ ¢N�, OPUL I PUS TREMUOID "CAL LES 2 B&B tit_ :!-.• �.�'- vlti- :.3• :\:,:},a.i~.' \ �' A. , \ Y PER PLAN 19 A m -:1 •' •• :•:{:::'::-:ti•a�•:a•.. 0} .� \ O QUAKING ASPEN •:•:•:ti.::iti':....:..:•..':ti:•: : :• ::.:. - - \ i GLEDITSIA TRIACANTHOS INERMIS G T Q I [., 1., 3 :•• ,.�':.• ;'.:.: .f{ x"CAL B&B SIN LES EM 3 , Pb HONEYLOCUST y _: _ 1 ♦ W O al::: :=: :=:=: _ Jy \ \ _ r` _ \ \ ULMUS SP. B&B SINGLESTEM 13 `:=>;�"10t15#IlIG.•} x"CAL {. :: :: : :::: : Sb O •�� -------- --- DISCOVERY(S&V:'_`. RY ELM -"S x. Co ED LARGESHRUBS MALLORN ALS _. f5 AMENT mntMrt -;:.. : - - PRUNUS MAACKII\ 11•• J+ o GAL 15 ',•1 :titi = _ POT PER PLAN,..... e'...117 tiff � \ 1 W -. :.�..::;..:•_;::.+.'.:.:.:.:..;. ...-::':' AMU C O C E � ,n"mw \ \' �{•�y, R H KE H RRY \� .......,.. Aage � 1 \ AMELANCHIER G DI X RAN FLO 0 oGAL?'Y• � \ POT D_ V MULTI STEM - rM,xE,. 1' _ � 1 c :'I- AUTUMN BRIWANCE CEBERRY Lei eAefFS — @ �a \ 1 SERVO 3 7- 0 :. .'. "•.1"2''�W1t16 ACC �-.R _":•• �' -•� 1 3 I> N ATVE GRASSES AND LAWN :SA98TA1Y]'`s6i9,.,�•'S>•.'CMEMT�` - ........-- Ja - -T// `� ( / 1Y N7 UPLAND EE"VESEEDMIX 80.750 DRILLSEED 18.5 LBS/ACRE f / //�/ / 'SEE"WATERCOURSE"SHF_ET FOR SQ.FT. o� x /�, LOT 1 O ;' I RECOMMENDED UPLAND SEED MIX LL N 4 M- t �-E': Ir'Y�E (D 4 �T �-.� rAp I / 24,887 Sq.FL f r , 1A,186 DRILL SEED PER SUPPLIER 11 HIGH TRAFFIC"ABC SEED MIX"BY CIRCLES cd 1 vR� :� N8 r Lrk r r r o'x N ! / ti� D.5713 Acres I/ +I // '� /! O ~w m 1 n 1� n LP I ~m f ,^G 1"a '^a `^a l O n / % `\�+ SEEDS.BLUEGRASS/FESCUE MIX SQ.FT. SPECIFICATIONS a I O F a HO'^ O Omn I O^^ I Ong 1 0=� 1 `J o/ M. o f j Jmci. Jmd -j Jiro Jrd Jmd J,mo Li .moo �: / / �.1 //S i))/ 4. h 2 J •L.r-_____ _____ ______ _______ ______ ______ _____ _____ \ /// J PLANTING NOTES: �i/' I //// j• A RACE SHRUBS ANDTREE9 WITH LANDSCAPE ARCH PRESENT TO GIVE DIRECTION ANOMAE ADIUSTMENTS. / LOT 1 A. B. ALL PLANT MATERIAFORMT THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK(ANSIZ60D 19M - _ I 1 LSHALL CON OCK • I , • • Acres "" C. VERTYALLOU.NTITIES.THE ILLUSTRATED LOCATION SHALL DICTATE COUNT _ e 55 12 SB7 Sq„Ft.'�- I I I D.89D' J / ,- D. COORDINATE RANTING WITH IRRIGATION INSTALLATION �g [3 / 1 E. NO SUBSTRUTIOILS WILL BE ALLOWED WITHOUT WRITTEN CONSENT FROM THE LANDSCAPEARCH 7 r CO -I�OT 12 I iiiiiii/ zl \ F. PLANTS SHOWN REPRESEMANAVEAAGE OF INSTALLED SIZE AND MANREAUUMA NEOSIZE 1 ;1 a 1 '-L 1 _ I 1 -1 \ 11,22•t Sq.FL 1 \ ' WI \ ISDNG d m I m a 1 1 N 1 m ,'11 w$ 1 m I -1 J�uL I I ///// / G. IRRIGATK)N RAN PND LAYOUT SHALL HAVE THE WRITTEN PPPROVALOF DESIGN SBEFORE INSTALLATION Z D.2577 A-s---- \ \: ORY z o Onn Onn Onn Oam Onm Gem 0A. I /.. \ I -j Iq e1 J•.-: J'^-' J°'-'- " J':' J nmo J^o J mo i I -- -- I ] I /f/// t/ I H. ALLPIAM MATERIAL SHALL BE WAWUNiIEO FON(1(ONE YEAR FRdA T1E DATEOF WSTN.IATION / mo no no .. mo m n �Iq \� iiiiic/J`\ h I 1 i m kpf0 I ALLTAEESSHALLHAVE A3FT DAMETER NNG OF SHREDDED CEDAR MULCHAT THEIR BASE / > , V L--------- '------ ---no - ------ ------ ------ ----- ------J - _ �•. ' ,//,./'. \ I y; - Z Nn -- -- -- 1 ALL ALTERS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL BE RESEEDED WITH RECLAMATION SEED MIX S 0 0 / --- ----- -- -_—- ------ ------ I COT 1 /------ -1---1 I /) I, ////Yy// 11,E -� K ALL TURF LAWN AREAS SHALL RECEIVE A MINIMUM OF 3'TOPSOIL TOPSOIL SHALL BE RAKED AND FREE FROM ROCKS _ l / llK-1'(/•_� �•- _ f I I 14.9B8 Sq. FL 1 //////// `I- RI LARGER THAN I.S'IN DIAMETER H iU f ,-TIE �� `��a L'B ��- 4'3� ~I -g I 0.3441Acreq /////.�/// I / it w� / f N I'r-) `�" In 'W LD 1� Off". I O /�q,FL L ALLNAT NE RECLAMATION GRASS AREAS SHALL RECEIVE A MINIMUM OFI.5-SCREENED TOPSOIL FREE FROM ROCKS LARGER 1 $ Y r x vY •'� a" I I 0P a' .r'i / /l/// y Gi THANrIN DIAMETER. u m ram'• 1 $ 1 ` 1 ,4 I In :i In 1 IY•i 1 In 1 $ _ , `�� J / I 31 rc o H m H m 1 m - I- I- I ?6 1 1 r°' O n ¢$n O 8 v] O 8'n •`< O n O a O iD m O 8n I OVEN :S ACE D 1 i N M. ALL TREES SHALL HAVE PERMANENT DRIP IRRIGATION.ALL LAWN AREAS SHALL HAVE PERMANENT OVERHEAD IRRIGATION. W tR J'�� i' a �3e1Z229 Sq.e i --- y27 / EX.BVI / - r: J �)�] - _ 8,J - .� I r i /, �' /l '_ ••� -\ �_. •��- --�a�-iliat9.I�-~. TN3N- sms / `O- iIL II In ''`C LD 4 E ", '�`2 00 2 CT)LL e m m_ -.."E - I �I l I 'F .,,._..,. ., e I8 N L;k 148 LF8 r I I 3 3 O 1 JmN !- OO Or. \ � I� E IsrimUdT W r m r O^� m Om J o mo ei J�odJN J WBE __ f, ... � I `\\ a ly w fu / Imo\ J II 1 U I " ( \GEGDU TREEPLANIING v �COMFERW9TREE PIANIINGp U / -� a O ----- — — \\� IL r N f ate t/3 S1- In' gp LO wL° r- 00 a-}I f j \\]. ♦ 'r l 1 I m / oMg I o 2 OR. 1�1 1 0 1 0� �. `:� om -ro Jmd IIi �; - t �I 1 ; _ ». O o I —I mo mo -jmm Jma.- Jmo ��o J�o J . I \-LOTJI� ;�w \l •.\ r\ it I� O I-- ` -29 Tres I / PVt -�'�•a ss ,—• - - �iITL --•- WI� 1 3EeReN,—.tss,—, _ /\♦ 1 - •`\, A t / // ! ^^ --!.t=s'=1 1 I I ._- >LU C(/) ------ ------ ------ ---f-- ------ - ------ ----- ------ /i1GST1 HAI l ` /J ,I •\ / \Jl / i I `SHRUB PLANTING ,r,,,xe (9E01LOER PLACEMEHF ,ruwvn. C 1 / i IN con D ! \P�t3// ' 4 - 1 i PARK MASTER r e N 4$ y M 4 0 �V"o (O C Imo@ T B�ESWHED gg I P EEgg I `�i 1 I < v :I 84� 1/• $a I v6 X r y8 <J r n i1504 .Fl. it I I 1♦ PLAN '" H F-- H n ♦-m-a.-- 1 -o f-- H- m 41 AIre9 I i_O m O O O r.n O r O" n O ° O u m. O 'm I I\I fr'.. 1 1 \• 1 \A I J --�--�I J r o/ J Im,-- J o J o -U n o' J I I. h) / �'. .. - --- --- -- 5. ------ - - V x _ I :s 1 PARK MASTER PLAN L---- '___---- - -- ---- -- - - --- - --F=---- - --------------J=--_ - --- '-\ SCALE f1 [ 1 ( ~ L,B L .0 i JANUARY 2014 7 lRuy 9�-ER Ii iRID—IGN NEITEE, 0 I)IME —ETIBE 11 GwxM LEE EVENLY SPACED SPRAY NOZZLES IN :F"L:ly Z IN IN FEB (j) < HEAD-TO-HEAD COVERAGE IN—Wl (1)4-IRRIGATION s —s HEACICIDNI-09 0 w —s s—CONDUIT I,--=BBIE 0 N s—s—S ;=MML —BE—F—IDE--BJS,kB—T0W—I—W0 SIDEWILB-5-11DED-I SML Cc 0 s 0 F]ED�SI—DLD-0EDl$,W--GM70L0EXCDDE& IRRIGATION U) BEUSED. w )UIT 4—BBlB—C—YWffH—E2BBffUE—EE—DE-0fA W, G—M WE A——D—00-5, TD MDMD RL-G—E SML BE II0 IIDBB 11 YBE - - - - - - - - YS—--E—BE—M—E—E—, F—BE BEoj'�SM—k--W—TKE-5WLBEVIDTE 12-B—.D.- 4HECMT�ORP�RTOCM37R=�S��.D7�THUE"E�D=�WffH�SR�MDIKM D=� SS�BE IR IGA OIN MAN LINEI.—T.I.—I.—ORI.—DES.— " , -, \ , Lq , ,k R T I J, DETENTION POND MID DEPTH AREA 7,T F7 3,561 SQ.FT. z ]II ,NEC 5MLL�EMWR�T*N�OMEFMA�EWR��3MMUD�EDNE�SEDSC�E7071EIKS�MMER v IT BBI BEM T_ P IRRIGATION c r� , ." LL. .",. •`_ ,.-. - ."" - .-- [ " _-. . - _ "' 1_ _ .'_ _ ' `_"_ .. ' .,;\;;ti;,•.. -\\ LEGEND: ALL EQUIPMENT TO BE AS LISTED 0 —p— B. M0kNIJF. MC)CIIEE.NUMBER DETAIL REF EVENLY SPACED ROTATOR TRAIL 'E z A HEADS W/HEAD-TO-HEAD TA COVERAGE c; .12 < ],7 p BE o . . . . . . ARK E30UNDARY w"' ED z -i .^'v_. �� Z A , '�" r © ,FSTATOx }I11 ®J Soo . . . .. . . . . . ED ELI Elf < w o m It o EE.13 SOD -4. Z IRRIGATION CONCEPT FOR DESIGN INTENT ONLY. FINAL DESIGN AND AS-BUILTS BY CONRACTOR) 0 0 0 U) SCALE IAD cc — 0 20 40" > ED w �p IRRIGATION CONCEPT PLAN Ll .1 JANUARY 2014 Westbrook Subdivision January 2014 Master Park Plan Section 3 Soils Information 12 Westbrook Subdivision January 2014 Master Park Plan TP-36 TP-35rP-34 I! TP-33�• x, rP t32 rP-31 _ D TP-2li 'fP-2£3 TP-20 TP-30 e _7P-25 it '� DTP-27 � — -- L � TP-41 El ... f:�_.. ._.. $ _ �rN.22 TP-21 DTP 20 EII TP-19 TP-24 DTP-23 ' Ell 7P-39 TP-18 -- y 7 15 tq f rP-17_)\ TP 1 TP 10 Tp.9 .1 'rP-8 "rP-7� LLLIV Soils Test Pit Map Pits relevant to Westbrook Parks and Open Space: 15 Soils Testing and Reporting by: Allied Engineering Services, Inc. Report Date:January 2002 Complete Report submitted with the Westbrook Subdivision Preliminary Plat 13 Westbrook Subdivision January 2014 Master Park Plan 1 y'/� ,�..,. „�• M"WOEMO;IAM!k TP•15 LOU'I04:a..Ft—I k 71a1N PNm) ID —J n.•.+.•r.�„��Y..Y• �� � EORl7DlRALDILTANCClPT1•.i nn.�•14ElLAtISl8L9 I Oo0.a.Lal piNl.w rWh Maat; a•:� �.L�n.: .-�:•:��x =��.��`�'^�..��'.+ raa.k alyaP AILTwl.Ybm,.l `•µJ `��`,`..� Y� w.�� •.� nnJ,and p1bbL,:dry. ]QII.0'•J.a'11InrJNndlYm,lllh '_. � � ^�^_ _ � �Y` O-1 rL.",GILT N mW..I , nohL Ynrl•anl no.I. i II N�•r •o i/'ml••q wbbin lhr Il lnshr a • •••� ^Q••��`=•�a•• • ••• rflrrar. •..O.�• 4 ...4... ..x.�0.. 04 •Qa o V O7 11.0'•4a'1 MaAN,n 11Ya NJaAK , �04�"•• o pp.o••' � ••DQ 1-4.Jwb b:.. ,Aq.nM I o O• p 4 •'..) , p •O. I Gf1AV64nl'aAlnul rmml,l a nolAryll male,o n,t I a IIII,[,TlbTil G.tt(aI M �.. w�wLLyyp AnT4A� Oi .i:i g%uo ti ppi,WNlnaroN,,nAm dapMA !L'MACO DLAVAT .4700' EACKIIOETYP!L CATTLrb.4290.1bh., POD rm).MJOK'00•JOI :UTAL OEM 10, MACTMOE UIOUTM:Taq•INI-It Ev1111b1 PAOIECr.Lw,N CIt.SYPtlNNI.m �'MWATPA:4a LOIXJEDDY L•.Ewna•I"I DATE Nn..W-21,3001 14 Westbrook Subdivision January 2014 Master Park Plan Section 4 Pavilion and Trail Information 15 Westbrook Subdivision January 2014 Master Park Plan it �'�y,.,N•� .F 1f Ir •� 1: r fi�E •Via,,.' _ � •. -•� it ,- RCP Shelters rcpshelters.com 866-331-0091 Model V LW-G 2436-03 Laminate wood construction w/metal columns and roof (Located in Boulder Creek Park) b� Typical 6' trail cross section 16 Westbrook Subdivision January 2014 Master Park Plan Section 5 Cost Estimates Westbrook Park and Boulevards Cost Estimate Costs based on 2013 installation numbers usin;local market contractors. Estimate only;may not reflect actual installation costs. Item Quantrty cast Total Responsible Trees lea.installed) 74 $250 SEe,500 Developer Shrubs(ea_installed) 28 $50 $1,400 Developer Lawn Grass Seed [sq.R.) 113,185 50.15 $16,978 Developer Native Grass Seed(sq.ft.) 80,750 $0.15 $12,113 Developer Trails(In.ft.) 1,783 S6 $10,698 Developer Earthwork[allowance) 1 57,500 $7,500 Developer General Labor(allovance) 1 52,500 $2,500 Developer Topsoil(cu.Yd.) Soo S35 S17,500 Developer mulch(cu.yd.1 15 $35 S525 Developer wells 1 510,000 S10,000 Developer irrigation(sq.ft.) 113,185 $0.65 $73,570 Developer [total 5171,28A 17