RPT - Tahoma Terra Staff ReportCase Number: MPD -05 -0067 -YL
Applicant: Tahoma Terra LLC
42006 th Avenue SE, Suite 301
Lacey, WA 98503
Agent: Steve Chamberlain, P.E.
Request: Final Master Site Plan Approval
Recommendation: Approval
Proposal
Tahoma Terra LLC has made application for a final master site plan on the portion of
the Tahoma Terra Master Plan Development located east of Thompson Creek.
The final master site plan includes two divisions identified for residential subdivisions of
which include up to 216 single family lots, a neighborhood commercial area, a
townhome development, and community open space.
Public Notices
A Notice of Application was mailed to local and state agencies, and surrounding
property owners within 1,000 feet of the subject site on April 1, 2005 This notice was
also posted at City Hall on the same date and posted on the City of Yelm web site on
April 26
The Mitigated Determination of Non -significance was mailed to agencies with
jurisdiction and environmental expertise on May 26, 2005. This determination was also
posted at City Hall and on the City of Yelm web site on the same date, and published in
the Nisqually Valley News on May 27
A Notice of Public Hearing was mailed to the applicant and parties of record on June 20,
2005. This notice was also posted at City Hall and on the City of Yelm web site on the
same date, and published in the Nisqually Valley News on June 24, 2005.
AGENDA ITEM 7 a
Page 85 of 14',
ITEM 7.a.
State Environmental Policy Act
The City's SEPA Responsible Official issued and published a Mitigated Determination of
Non -Significance on May 24, 2005, based on Section 197-11-158 WAC. This Mitigated
Determination of Non -Significance is based on the project as proposed and the impacts
and potential mitigation measures reflected in the applicant's environmental documents
In addition, pursuant to Section 197-11-754 WAC, the following documents were
adopted by reference:
✓ Final Environmental Impact Statement, January 1995, City of Yelm
Comprehensive Plan and Joint Plan with Thurston County.
✓ Final Environmental Impact Statement, March 1993, Southwest Yelm
Annexation.
✓ Addendum to the Final Environmental Impact Statement for the Southwest Yelm
Annexation, July 1994, Thurston Highlands Master Plan Application
✓ Environmental Checklist and Mitigated Determination of Non -Significance,
September 1999, Prairie View Master Plan.
✓ Critical Areas Study, December 1997, IES Associates
Environmental documents submitted as part of the application include:
✓ Expanded Environmental Checklist, March 2005, SCA Consulting Group
✓ Updated Wetlands Analysis, March 2005, The Coot Company
✓ Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting
Group
✓ Transportation Impact Analysis, February 2005, Transportation Engineering NW
The MDNS contained the following conditions:
The developer shall mitigate transportation impacts through the payment of a
transportation facility charge (TFC) pursuant to Chapter 15.40 YMC. The fee
shall be paid at the time of building permit issuance
2 The applicant shall be responsible for the following transportation improvements
Prior to the final subdivision approval of any lots the applicant shall
reconstruct Longmire Street to a modified collector standard from the project
entry to Yelm Avenue West (SR 510)
✓ Prior to the approval of any development permit (including a final subdivision)
which includes the 90th peak P M trip generated from the project, the
applicant shall construct a center left -turn lane on Yelm Avenue West (SR -
510) at the Longmire Street intersection with sufficient storage to serve the
anticipated traffic volumes generated by the project
✓ Prior to the approval of any development permit (including a final subdivision)
which includes the 513th peak P M. trip generated from the project,
June 28, 2005
PAbAbA ITEM 7 a
Page 86 of 142
ITEM 7 a
construction of the Killion Road Boulevard extension from the property to
Yelm Avenue West (SR -510) along with the realignment of Killion Road, a
traffic signal, and left turn lanes on all four legs of the intersection with
sufficient storage to serve the anticipated traffic volumes generated by the
project.
✓ Prior to the approval of any development permit (including a final subdivision)
which includes the 1,100th peak P.M. trip generated from the project,
reconstruct Mosman Avenue to modified collector standards from Longmire
Street to 1st Avenue (SR -507) and the Mosman Avenue/1st Avenue
intersection to include realignment and a center left -turn lane on 1st Avenue
(SR -507) with sufficient storage to serve the anticipated traffic volumes
generated by the project.
✓ Prior to the approval of any development permit (including a final subdivision)
which includes the 1,301st peak P.M. trip generated from the project, define
and construct the Mosman Avenue connector between Longmire Street and
Solberg Street OR; continue the Boulevard to SR 507 through the Thurston
Highlands property.
Plans for approval of all transportation improvements associated with Yelm
Avenue (SR 510) and 1st Avenue (SR 507) shall be submitted to the Washington
Department of Transportation and the City of Yelm for review and approval and
all required improvements shall be constructed by the applicant pursuant to
approved plans, and inspected and approved by the City of Yelm and
Washington Department of Transportation.
3. To mitigate previous impacts from agricultural activities to surface waters, plant
communities and animal communities along the Thompson Creek corridor and its
associated wetlands, the applicant has prepared a mitigation and enhancement
plan to improve the surface water features of the site for both habitat and
recreation purposes. Each Final Master Site Plan shall include a schedule for
implementing improvements tied to the number of dwelling units of each
subdivision within the Master Planned Community.
4 The developer shall enter into an agreement with Yelm Community Schools to
mitigate project impacts to the School District.
5 Prior to the approval of any development permit (including a final subdivision)
beyond the 89th lot, the applicant shall convey water rights to the City of Yelm
sufficient to serve the proposed use within that area of the final master site plan
and the first 89 lots The conveyance shall be made to the City through a water
rights agreement between Tahoma Terra, LLC and the City of Yelm. This
condition is not applicable if the City obtains water rights through the Department
of Ecology which are sufficient to serve the projected density of the City, its urban
growth area, and the subject property
June 28, 2005 f
AtAbA ITEM 7 a
Page 87 of 142
ITEM 7 a
6 Prior to disturbance of any identified geologic hazard area, the applicant shall
submit to the City of Yelm Community Development Department a geotechnical
report that identifies established best management practices for all activity within
the geologic hazard areas and only allows activities which.
✓ will not increase the threat of the geological hazard to adjacent properties
beyond pre -development conditions;
✓ will not adversely impact other critical areas;
✓ are designed so that the hazard to the project is eliminated or mitigated to a
level equal to or less than pre -development conditions,
✓ are certified as safe as designed by a qualified engineer or geologist
7. Prior to building permit issuance, the applicant shall enter into a mitigation
agreement with the City of Yelm which includes a mitigation fee toward the
replacement of a police station required to be expanded in order to serve the
proposed development. The mitigation fee shall be based on the applicant's
aliquot impact on the need for replacement police station, which is $310 per
housing unit.
Conceptual Master Plan Approval
The Community Development Department has recommended approval of the
conceptual master site plan, with conditions to ensure that the conceptual plan is
consistent with the Comprehensive Plan
The final master site plan for the portion of the property east of Thompson Creek is
compatible with the recommendation on the Conceptual approval, provided that the
Final Master Plan Development Guidelines are adopted through the approval of the final
master site plan.
These Guidelines ensure that the development of the final master site plan area through
the land use permitting process (subdivisions, binding site plan, townhome
developments, planned residential developments, and commercial site plan reviews) is
consistent with the conceptual site plan approval and the City's Comprehensive Plan
Specifically, the Final Master Plan Development Guidelines modify the City's standards
for development, including those development regulations found in the Zoning Code
(Title 17 YMC), the Subdivision Code (Title 16 YMC), Critical Areas and Resource
Lands (Title 14 08 YMC), the Development Guidelines (Chapter 15.48 YMC), and the
Design Guidelines for commercial development
For example, the front yard setback in the final master site plan area for residential
single family dwellings is proposed to be 10 feet instead of 15 feet within this phase of
Tahoma Terra
June 28, 2005
PXttftA ITEM 7 a
Page 88 of 142
ITEM 7 a
The Final Master Plan Development Guidelines do not modify the permitting process,
enforcement, uses within zoning districts, or other portions of the Yelm Municipal Code
that relate to the home buyers or business owners within the development. The
Guidelines are meant to govern the developer and building to ensure the built
community is consistent with the conceptual plan, which has been `reviewed for
consistency with the City's Comprehensive Plan.
Community Development Department Recommendation
The applicant has established that the request for final master site plan approval
satisfies all criteria set forth in Section 17.62 YMC, and meets all other requirements of
the Yelm Municipal Code. Therefore, the final master site plan should be approved and
the attached Tahoma Terra Final Master Plan Development Guidelines should be
adopted.
June 28, 2005 P f
At�%1bA ITEM 7 a
Page 89 of 142
ITEM 7.a
AGENDA ITEM 7
Page 90 of 142
Table of Contents
TableOfContents .......... '....... '..... ................. ...... ... .............
...................... ........ 1
Purpose........ ................ ................ ........ ................................
.................................... 2
Low Density Residential (R4-8) ............................... ...............
............................. ........ 3
Moderate Density Residential KR8-1[A............................................................................
5
NeighborhoodCommercial ....................................... ......................................................
/
Streets and Pedestrian Mobility ................................... ...................................................
8
PotableWater ...............................................................................................................
11
SanitarySewer .........................................................................................................
.... 11
Reclaimed Water ...........................................................................................................
11
Stor0OVVate[....................................................................................................................
11
Landscaping................... ... ..........................................................................................
12
Parks and Recreation .................... ......................... ............
............... ........... ... ........ 13
Figure 1 - Final Master Site Plan ...............................................................................
14
Figure 2'Street Standards ..............................................
........................................ 15
Figure 3 - Street Light Standards ........................ ..... .'......
'... ............ ................ 18
Figure 4 - Street Light Pole S ...................................
........ ...... ............ 17
Figure 5- ConceptualLandscaping Plan ...... ... '...........
........ ... ..... '.... ....... 18
Figure G - Open Space Plan ................. ............ ' .
—'---18
Figure 7' Bio—infiltration Svva|eo (Rain Gardens) — —.
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Figure 8 - Fence Detail /Pittsburg\. —. ' — ' —. —. —
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June 28. 2005
Page 1mc1
AGENDA ITEM 7o
Page 81uf142
ITEM 7.a
Purpose
The City of Yelm adopted development regulations may be amended in a Master Plan
Development. This document is the amended regulations for the first final master site
plan of the Tahoma Terra Master Plan Development, being the portion of the property
located east of Thompson Creek
The following City of Yelm development regulations are amended through this
document
• Zoning Code, Title 17 YMC
• Subdivision Code, Title 16 YMC
• Critical Areas and Resource Lands, Chapter 14.08 YMC
• Development Guidelines, Chapter 15.48 YMC
• Design Guidelines
The amended development regulations apply to the development of the property at
each phase within the final master site plan and is not intended to regulate beyond the
initial developer or builder. For example, the amended development regulations would
apply to the subdivision of property and the construction of the dwellings within the
subdivision, but not to the purchaser of the home.
These guidelines ensure that the development of the final master site plan area through
the land use permitting process (subdivisions, binding site plans, townhome
developments, planned residential developments, and commercial site plan reviews) is
consistent with the conceptual master site plan approval and the City's Comprehensive
Plan.
AGENDA ITEM 7 a
Page 92 of 142
ITEM 7 a
Low Density Residential (R4-6)
Permitted Uses'
Residential single family subdivisions
Density
Minimum density - 4 dwelling units per gross acre
Maximum density - 6 dwelling units per gross acre
Setbacks
Front yard - 10 feet
Driveway approach - 20 feet
Side yard - 5 feet
Flanking yard - 10 feet
Rear yard - 20 feet
Accessory Structures may be located 3 feet from side or rear property lines.
Retaining walls, rockeries, and other decorative walls may be permitted within
required yards.
Building Height
Maximum building height shall be 35 feet as measured from the average grade of
the subject lot.
Off -Street Parking
Two off street parking spaces shall be provided for each residential dwelling unit
Lot Access
All residential lots shall provide a minimum of 20 foot frontage on a public street.
The standards and regulations of the Low Density Residential District (R-4) found at Chapter 17 12
YMC govern post -development land uses within this district
AGENDA ITEM 7 a
Page 93 of 142
ITEM 7.a
Model homes
Prior to final subdivision approval, the building official may issue a permit for
construction of up to six residences for use as model homes Prior to final plat or
site plan approval, such unit may be occupied solely for purposes of promotion of
the development and may not be occupied as a residence, until final subdivision
approval
Such construction and subsequent occupancy shall only be authorized by the
building official upon written finding that the design and placement of the unit
would conform with all standards of the City and that fire code and access
requirements are met prior to occupancy.
AGENDA ITEM 7 a
Page 94 of 142
ITEM 7 a
Moderate Density Residential (R6-10)
Permitted Uses2
Residential subdivisions
Planned Residential Developments pursuant to Chapter 19.60 YMC
Townhouse Developments pursuant to Chapter 17 61 YMC
Residential Binding Site Plans pursuant to Chapter 16.32 YMC_
Density
Minimum density - 6 dwelling units per gross acre
Maximum density -10 dwelling units per gross acre
Setbacks
Front yard - 10 feet
Driveway approach - 20 feet
Side yard - 5 feet
Flanking yard - 10 feet
Rear yard - 20 feet
Accessory structures may be located 3 feet from side or rear yard lines.
Retaining walls, rockenes, and other decorative walls may be permitted within
required yards.
Building Height
Maximum building height shall be 35 feet as measured from the average grade of
the subject lot.
Off -Street Parking
Two off street parking spaces shall be provided for each residential dwelling unit.
Landscaping
Landscaping shall be provided in accordance with Chapter 17.80 YMC, or as
supplemented in the landscaping section of this document, and contain sufficient
vegetation to minimize surface water runoff, prevent soil erosion and promote the
aesthetic character of the community
2 The standards and regulations of the Moderate Density Residential District (R-6) found at Chapter 17 15
YMC govern post -development land uses within this district
AGENDA ITEM 7. a
Page 95 of 142
ITEM 7 a
Lot Access
All residential lots shall provide a minimum of 20 foot frontage on a public street
Residential Binding Site Plans that do not include individual lots (condominiums),
Planned Residential Developments, and Townhouse Developments shall provide
a commercial access approach to a public street, based on the most current
Yelm Development Guidelines. Internal circulation shall be consistent with the
requirements of the International Fire Code.
AGENDA ITEM 7 a
Page 96 of 142
ITEM 7.a
Neighborhood Commercial
Permitted Uses
Any use permitted in the Yelm General Commercial Zone pursuant to Chapter
17.26 YMC
Setbacks
Front -10 feet from street right-of-way, minimum
Side -10 feet, except 25 feet when adjacent to residential districts
Rear — 25 feet
Design Standards
Maximum building height - 42 feet as measured from the average grade of the
subject lot.
Maximum building size — 30,000 gross square feet
Maximum building footprint — 16,000 gross square feet.
Maximum impervious surface coverage 70 percent.
Commercial structures shall be oriented to the public right-of-way.
Sidewalks on public streets shall be designed to the Yelm Development
Guidelines pedestrian oriented street section
Building setback areas between public street frontages and buildings shall
include hardscape improvements such as plaza's and courtyards.
Design Guidelines
The City of Yelm Design Guidelines for the Old Town District shall apply with
special attention given to pedestrian accessibility, orientation of the buildings to
the street, architectural features that emphasize building entries and corner
treatments
AGENDA ITEM 7 a
Page 97 of 142
ITEM 7.a
Off -Street Parking
Off street parking shall be provided in accordance with Chapter 17 72 YMC.
Parking lots for commercial structures shall be located behind or along the side
of the building (not between the building and the street) and be subject to shared
parking agreements for other commercial developments and community events.
Landscaping
Landscaping shall be provided in accordance with Chapter 17.80 YMC, or as
supplemented in the Landscaping section of this document, and contain sufficient
vegetation to minimize surface water runoff, prevent soil erosion and promote the
aesthetic character of the community
Lot Access
All lots within this district shall have legal access to a public street that meets the
commercial driveway approach standards in the most current version of the Yelm
Development Guidelines.
AGENDA ITEM 7 a
Page 98 of 142
ITEM 7 a
Streets and Pedestrian Mobility
Street Standards
Local Access Residential — These are local access streets typically found within
residential single family subdivisions and serving up to 1,100 trips per -day. Other
than lighting, all other requirements of the most current version of the Yelm
Development Guidelines apply to the local access residential streets in the final
master plan.
Blocks greater than 660 feet in length shall incorporate traffic calming devices.
These devices shall also serve as a visual break to the block through additional
landscaping or hardscaping.
Local Access Commercial — These are local access streets found within the
neighborhood commercial area which provide access to commercial buildings.
Other than the section and lighting, all other requirements of the most current
version of the Yelm Development Guidelines apply to the local access residential
streets in the final master plan.
At pedestrian oriented locations, the planter strip may be replaced with sidewalk
with street trees located in tree grates pursuant to the most current version of the
Yelm Development Guidelines.
Neighborhood Collector — These are streets serving residential subdivisions and
are located where the traffic volumes are expected to be between 1,100 and
6000 trips per day Other than the cross section and lighting, all other
requirements of the most current version of the Yelm Development Guidelines
apply to the local access residential streets in the final master plan.
Major Arterial (boulevard) — This is the primary transportation corridor through
Tahoma Terra and is designed as a major arterial from Yelm Avenue (SR 510) to
the boundary of the Master Plan Development and as a boulevard through the
Master Plan Development. This access corridor provides 4 travel lanes and a
center turn lane where appropriate.
Common, private access — Developments which do not require individual building
frontage on a public street, such as Townhome Developments or Planned
Residential Developments, shall provide common, private access to each
building that meets the most current version of the fire codes
AGENDA ITEM 7 a
Page 99 of 14',
ITEM 7 a
Street Lighting
All streets, public or private, shall have street lighting sufficient to provide traffic
and pedestrian safety.
High mast street lights will be incorporated on the boulevard road and Longmire
Street consistent with current standards of the Yelm Develapment Guidelines
Street lights at the internal street intersections will meet current standards of the
Yelm Development Guidelines for height and brightness only.
Low mast, or pedestrian scale, street lighting will be installed along the internal
Portions of the residential streets which will produce an average maintained
horizontal illumination of 0.4 foot candles. Design criteria will be consistent with
the most current Yelm Development Guidelines
Street light ownership. All street lights located within the residential
neighborhoods of Tahoma Terra, may be privately installed, and shall be owned
and maintained by the Tahoma Terra Home Owners Association. Street lights
located along the boulevard and Longmire Street will be owned and maintained
by the City of Yelm unless otherwise agreed to by both the City and the
developer
AGENDA ITEM 7 a
Page 100 of 142
ITEM 7 a
Potable Water
The most current version of the Yelm Development Guidelines is adopted for all
development within the final master site plan.
Water meters will be Dialog 3G — Wireless RF meters from Master Meter, [nc.
Sanitary Sewer
The most current version of the Yelm Development Guidelines is adopted for all
development within the final master site plan.
Reclaimed Water
The most current version of the Yelm Development Guidelines is adopted for all
development within the final master site plan.
Reclaimed water shall be utilized for irrigation use of the community park area, the
landscaped areas of the commercial zone and the planter strips located within the
Boulevard and any other areas as required by the City through the development review
process.
Stormwater
All stormwater runoff shall be retained, treated and disposed of on-site or disposed of in
a system designed for such runoff and which does not flood or damage adjacent
properties.
Systems designed for runoff retention and control shall be designed consistent with the
stormwater manual most currently adopted by the City of Yelm, or
shall be provided through bioretention areas (rain gardens) consistent with the Low
Impact Development Technical Guidance Manual for Puget Sound, January 2005, as
published by the Puget Sound Action Team and Washington State University Pierce
County Extension.
AGENDA ITEM 7 a
Page 101 of 142
ITEM 7.a
Landscaping
Landscaping shall be provided in accordance with Chapter 17.80 YMC, except as
amended in these sections, and contain sufficient vegetation to minimize surface water
runoff, prevent soil erosion and promote the aesthetic character of the community.
All public streets will incorporate street trees consistent with the most cuxrent version of
the Yelm Development Guidelines and Chapter 17.80 YMC, except as modified as
follows
1. Street trees located along the Boulevard or adjacent to any common open space
or park tract shall be maintained by the Tahoma Terra Homeowners Association.
2. Street trees located adjacent to individual lots or residential units, shall be
maintained by the adjoining property owner.
3. Planter strips and street trees along local access streets within residential
subdivisions shall be installed prior to final building permit approval on the
adjacent lot.
4. Planter strips and street trees along local access streets within a commercial
district shall be installed prior to issuance of a certificate of occupancy for the
commercial use of the adjacent lot.
5. Planter strips and street trees along the Boulevard, along collector streets, and
adjacent to open space or commonly owned areas shall be installed prior to
acceptance of the street into the City transportation system.
"Palker" brand vinyl fencing and shall be either "Allentown" slatted fence or "Pittsburgh"
solid fence in the color "sand" may be substituted for required cedar fencing as part of a
type II landscaping buffer.
AGENDA ITEM 7 a
Page 102 of 142
ITEM 7 a.
Parks and Recreation
Open space requirements for Tahoma Terra will be addressed through the open space
plan together with the requirement for neighborhood `pocket' parks.
No less than 3 acres of the active recreational component of the community park shall
be constructed prior to final subdivision approval for the first residentiar development
within the final master site plan area.
Each residential single family subdivision shall include `pocket parks' that meet the
following standards:
The size shall be not less than the average lot size of the lots within the
subdivision in which the park is located.
An open lawn area should be included.
Facilities for active recreation such as, but not limited to, basketball courts, sport
court, climbing toys, swing sets or other playground equipment shall be
incorporated into every park.
Every subdivision shall include at least one park and no less than one park for
every 50 dwelling units. A community park within or adjacent to a development
within the final master site plan area can be substituted for required pocket parks
at a ratio of two pocket parks for every one acre of the community park.
Parks should be located throughout the subdivision in a manner to provide
convenient and safe access by every dwelling unit to at least one park.
AGENDA ITEM 7 a
Page 103 of 142
Figure 1 - Final Master Site Plan
June 28. 2005
ITEM 7 a.
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