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HomeMy WebLinkAboutDEVELOPMENT PLAN Dream View 2022-06-22WILDIFRE HAZARD BOUNDARY STEEP SLOPES HAZARD BOUNDARY (∆ FLOOD FRINGE BOUNDARY PER CHAMP MODELS FLOODWAY BOUNDARY PER CHAMP MODELS FLOODWAY BOUNDARY PER CHAMP MODELS FLOOD FRINGE BOUNDARY PER CHAMP MODELS 1% 2 UPPER LEVEL UNITS LOWER LEVEL LAUNDRY/STORAGE 3 UNITS 3 UNITS 3 UNITS CONCRETE FIRE PIT AREA 4 SPACES 5 SPACES POOL 15 SPACES (1 VAN) WILDIFRE HAZARD BOUNDARY STEEP SLOPES HAZARD BOUNDARY (∆ FLOOD FRINGE BOUNDARY PER CHAMP MODELS FLOODWAY BOUNDARY PER CHAMP MODELS FLOODWAY BOUNDARY PER CHAMP MODELS FLOOD FRINGE BOUNDARY PER CHAMP MODELS (∆ 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2022 DAB LEGEND UNDERGROUND ELECTRIC UNDERGROUND GAS SANITARY SEWER MAIN EXISTING PROPOSED SEWER MANHOLE TREE (SIZE NOT NOTED) CONCRETE SURFACE FOUND PROPERTY MONUMENTATION ANNOTATIONS ABCDE SANITARY SEWER SERVICE WATER MAIN WATER SERVICE EASEMENT BOUNDARY EDGE OF ASPHALT/DRIVE SETBACK LINE PROPERTY LINE WILDFIRE HAZARD BOUNDARY MAJOR CONTOUR MINOR CONTOUR STEEP SLOPES HAZARD BOUNDARY ELEC/TELE/CABLE PEDESTAL/TRANSFORMER SCALE: 1" = 40' 80'40'0 NOTES: 1.THIS DEVELOPMENT PLAN IS REPRESENTATIONAL ONLY AND IS NOT TO BE RELIED UPON AS A BOUNDARY SURVEY NOR IMPROVEMENT SURVEY PLAT. 2.CONTOURS SHOWN ARE AT A 1' INTERVAL AND ARE BASED UPON GPS OBSERVATIONS AND FIELD SURVEY DATA DURING NOVEMBER 2021. 3.PLATTED BEARINGS WERE ROTATED 0°01'42" CLOCKWISE TO MATCH GEODETIC BEARINGS MEASURED BETWEEN THE TWO FOUND MONUMENTS ALONG THE SOUTH LOT LINE OF THE SUBJECT PROPERTY. 4.ONLY VISIBLE SURFACE UTILITIES ARE SHOWN HEREON. TRAIL RIDGE CONSULTING ENGINEERS DID NOT CALL FOR UNDERGROUND UTILITY LOCATES PRIOR TO THE FIELD SURVEY AND DOES NOT WARRANT THE LOCATIONS OF THE UTILITIES AS SHOWN HEREON. THAT RESPONSIBILITY LIES WITH THE OWNER/CONTRACTOR. 5.NO EASEMENT RECORDS WERE FOUND FOR THE SUBJECT PROPERTY. MULTIPLE UTILITY POLES AND LINES ON THE SUBJECT PROPERTY SERVE NEIGHBORING STRUCTURES. PRESCRIPTIVE EASEMENTS MAY EXIST. A TITLE COMMITMENT IS RECOMMENDED TO DETERMINE EXCEPTIONS. 6.CONTACT INFORMATION: OWNER HANSEN AND DALE RESORTS LLC 1630 FALL RIVER ROAD ESTES PARK, CO 80517 APPLICANT HANSEN AND DALE RESORTS LLC 1630 FALL RIVER ROAD ESTES PARK, CO 80517 CONSULTANT/CONTACT PERSON DAVID BANGS, P.E. TRAIL RIDGE CONSULTING ENGINEERS, LLC 1191 WOODSTOCK DRIVE ESTES PARK ,CO 80517 970-308-8221 7.NO PORTION OF THE SUBJECT PROPERTY IS LOCATED WITHIN THE BOUNDARIES OF THE ESTES VALLEY MAPPED WILDFIRE HAZARD AREA, THE MAPPED STEEP SLOPE GEOLOGIC HAZARD AREA, OR A FLOOD HAZARD AREA. 8.THE OWNER SHALL BE REQUIRED TO PROVIDE FOR HANDICAP ACCESSIBILITY IN ACCORDANCE WITH THE A.D.A. AND U.B.C. 9.ALL REQUIRED IMPROVEMENTS SHALL BE COMPLETED OR GUARANTEED PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY. 10.APPROVAL OF THIS DEVELOPMENT PLAN CREATES A VESTED RIGHT PURSUANT TO ARTICLE 68 OF TITLE 24, C.R.S., AS AMENDED. LEGAL DESCRIPTION (PER WARRANTY DEED AT RECEPTION #20180015333) LOTS 1 AND 6, JAMES-MCINTYRE SUBDIVISION EXCEPT THAT PORTION CONTAINED IN THE INSTRUMENT IN BOOK 839 AT PAGE 82, COUNTY OF LARIMER, STATE OF COLORADO OWNER'S CERTIFICATION THE UNDERSIGNED, BEING THE OWNERS OF THE REAL PROPERTY SHOWN ON THIS DEVELOPMENT PLAN, SHALL BE SUBJECT TO THE PROVISIONS OF THE ESTES VALLEY DEVELOPMENT CODE AND ANY OTHER ORDINANCE OF THE TOWN OF ESTES PARK, COLORADO PERTAINING THERETO. __________________________________________________ RE. FOR HANSEN AND DALE RESORTS, LLC APPROVAL APPROVED BY THE PLANNING COMMISSION CHAIR ON THIS _____ DAY OF ____________________, 20_____. _________________________________________________ _____________________,PLANNING COMMISSION CHAIR APPROVED BY THE TOWN ENGINEER ON THIS _____ DAY OF ____________________, 20_____. __________________________________________________ _____________________,TOWN ENGINEER VICINITY MAP DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD SUBJECT PROPERTY EXISTING CONDITIONS SCALE: 1" = 40' PROPOSED DEVELOPMENT SCALE: 1" =40' SC A L E : 1 " = 1 0 0 0 ' 20 0 0 ' 10 0 0 ' 0 20 0 ' SC A L E : 1 " = 2 0 0 ' 0 40 0 ' PROPERTY MAP EXISTING PROPOSED STATISTICAL INFORMATION: ZONING DISTRICT - A-ACCOMMODATIONS SURROUNDING ZONING DISTRICTS - A - ACCOMMODATIONS SETBACKS - 25' ARTERIAL, 15' FRONT, 15' SIDE, 10' REAR, 30' ANNUAL HIGH WATER MARK GROSS PROJECT AREA - 252,710.5 SF (5.80 AC) PROJECT AREA IN FLOODPLAIN - 12,618.7 SF NET PROJECT AREA - 252,710.5 - 0.8*12,618.7 SF = 242,615.5 AVERAGE SLOPE - 35.9% ALLOWABLE DENSITY - 1800 SF/UNIT FOR ACCOMMODATION (NO KITCHEN) 5400 SF/UNIT FOR CABIN (FULL KITCHEN) SLOPE REDUCTIONS- 1,800 SF/UNIT + (35.9%-12%)*100 SF/UNIT = 4,190 SF/UNIT 5,400 SF/UNIT + (35.9%-12%)*300 SF/UNIT = 12,570 SF/UNIT 242,615.5 SF - 12,570 SF = 230,045.5 SF DEVELOPABLE AREA ALLOWABLE UNITS - 230,045.5 SF/4,190 SF/UNIT = 54.9 UNITS EXISTING UNITS - 1 ACCOMMODATIONS UNIT (CABIN W/FULL KITCHEN) PROPOSED UNITS - 11 ACCOMMODATIONS UNITS TOTAL REQUIRED PARKING - 2 SPACES/UNIT PARKING PROVIDED- 24 SPACES EXISTING LOT COVERAGE - 6,016 SF PROPOSED LOT COVERAGE - 20,581 SF ALLOWABLE LOT COVERAGE - .5*242,615.5 SF = 121,307.8 SF 773 0 77 3 5 77 3 5 77 3 5 7 7 3 5 773 0 77 3 5 773 1 77 3 2 77 3 3 77 3 4 77 3 6 77 3 6 7 7 3 7 7737 773 8 7 7 3 8 7739 7 7 3 9 7 7 3 6 7 7 3 7 77 3 8 7739 7 7 3 9 77 4 5 77 5 0 77 4 0 77 4 5 7750 7755 7740 7745 NEW 10' TYPE "R" INLET NEW 18" ADS STORM LINE 24.00' 7.00' SIDEWALK (INCLUDES 2' OVERHANG FOR PARKING) 17.50' 9.00' 9.00' 24.25' 17.50' 8.00' CDOT TYPE "C" INLET 4 SPACES 15 SPACES (1 VAN) 2 UPPER LEVEL UNITS LOWER LEVEL LAUNDRY/STORAGE 3 UNITS 3 UNITS 3 UNITS INFINITY POOL NEW STAIRS TO EXISTING CABIN NEW STAIRS NEW STAIRS CONCRETE FIRE PIT AREA ±40 L.F. CONCRETE RETAINING WALL 3' WIDE , 1' DEEP GRAVEL LINED DITCH TO CDOT TYPE "C" INLET ±30 L.F. CONCRETE RETAINING WALL ±100 L.F. CONCRETE RETAINING WALL ADA LIFT ACCESS TO POOL 4 SPACES INFINITY POOL NEW 12" ADS STORM LINE 37 . 0 0 ' 37 . 0 0 ' 37 . 0 0 ' 37 . 0 0 ' 30 . 0 0 ' 51 . 0 0 ' 6. 5 0 ' 12 . 0 0 ' 20 . 5 0 ' 12 . 0 0 ' 3. 0 0 ' 11 . 5 0 ' 3. 3 3 ' 11 . 6 9 ' 3. 3 3 ' 11 . 0 0 ' 3. 3 3 ' 6.3 2 ' 3. 3 3 ' 10 . 5 0 ' 3. 3 3 ' 10.50' 30 . 0 0 ' 16.83'17.33' 3. 3 3 ' 16.83' 30 . 0 0 ' 10.50' 3. 3 3 ' 17.33' 3. 3 3 ' 12.67' 30 . 0 0 ' 51 . 0 0 ' 30 . 0 0 ' 10 . 5 0 ' 3. 3 3 ' 12 . 6 9 ' 3. 3 3 ' 11 . 0 0 ' 3. 3 3 ' 6.3 2 ' 3. 3 3 ' 10 . 5 0 ' NEW 20.0' WATER MAIN EASEMENT RETAINING WALL OR ROCK EXCAVATION 5 SPACES STAIRS TO POOL 8.0' SIDEWALK NEW 20.0' WATER MAIN EASEMENT EXTENTS OF BRIDGE EXPANSION NEW 8' SIDEWALK NEW 8" DIP WATER MAIN TO BE LOOPED THROUGH PROPOSED DEVELOPMENT TO MAIN IN FALL RIVER ROAD 4" SDR35 SEWER SERVICE 3 4" TYPE "K" COPPER WATER SERVICE W/ 6" FIRE LINE TEE (TYP. FOR 4 NEW BUILDINGS) ELECTRIC, TELEPHONE, CABLE SERVICES (TYP.) NEW 8" DIP WATER MAIN TO BE LOOPED THROUGH PROPOSED DEVELOPMENT TO MAIN IN FALL RIVER ROAD RIP-RAP BED 4" SDR 35 SEWER SERVICE TO TIE INTO MAIN LINE 4" SDR 35 SEWER SERVICE TO TIE INTO MAIN LINE 4" SDR 35 SEWER SERVICE TO TIE INTO MAIN LINE NEW HYDRANT GAS SERVICE ASSUMED TO IN FALL RIVER ROAD COMMUNICATIONS PEDESTAL TO BE RELOCATED UTILITY POLE TO BE RELOCATED NEW TRANSFORMER WITH SERVICE TO ALL UNITS - OVERHEAD SERVICE TO EXISTING CABIN TO BE REMOVED (∆ EX I S T I N G T R E E S A N D S H R U B S T O S E R V E FO R 1 8 2 L . F . O F R E Q U I R E D F R O N T A G E LA N D S C A P I N G B U F F E R 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2022 DAB 20' SCALE: 1" = 20' 0 40' 6" CONCRETE SLAB (SEE REINFORCING SCHEDULE) 6" COMPACTED CLASS 5 ABC NATIVE SUBGRADE 3" TYPE SX HOT MIX ASPHALT 4" COMPACTED CLASS 5 ABC NATIVE SUBGRADE DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD LEGEND UNDERGROUND ELECTRIC UNDERGROUND GAS SANITARY SEWER MAIN EXISTING PROPOSED SEWER MANHOLE TREE (SIZE NOT NOTED) CONCRETE SURFACE FOUND PROPERTY MONUMENTATION ANNOTATIONS ABCDE SANITARY SEWER SERVICE WATER MAIN WATER SERVICE EASEMENT BOUNDARY EDGE OF ASPHALT/DRIVE SETBACK LINE PROPERTY LINE WILDFIRE HAZARD BOUNDARY MAJOR CONTOUR MINOR CONTOUR STEEP SLOPES HAZARD BOUNDARY ELEC/TELE/CABLE PEDESTAL/TRANSFORMER 3' DRAINAGE SWALE T CONCRETE RETAINING WALL 2 UPPER LEVEL UNITS LOWER LEVEL LAUNDRY/STORAGE LOWER FFE=7940.04' MAIN FFE=7950.04' 3 UNITS INFINITY POOL DECK ELEVATION = 7730.24' ADA LIFT EL=35.60 EL=35.60 EL=36.80 EL=38.15 EL=38.15 EL=39.19 EL=39.00 EL=38.95 EL=34.87 EL=35.40 EL=35.00 EL=35.77 EL=36.07 EL=36.07 EL=36.07 EL=30.24 EL=30.24 TOW=7730.2' BOW=7725.1' TOW=7730.2' BOW=7720.4' TOW=7730.2' BOW=7720.1' TOW=7730.2' BOW=7720.2' TOW=7725.5' BOW=7720.1' TOW=7725.5' BOW=7720.0' TOW=7725.5' BOW=7720.4' TOW=7724.8' BOW=7721.5' TOW=7724.8' BOW=7722.0' MAIN FFE = 7735.60' LOWER FFE=7725.60' MAIN FFE = 7735.63' LOWER FFE=7725.63' MAIN FFE = 7734.87' LOWER FFE=7724.87' DE C K @ M A I N F F E PA T I O @ L O W E R F F E DE C K @ M A I N F F E PA T I O @ L O W E R F F E DE C K @ M A I N F F E PA T I O @ L O W E R F F E MAIN FFE = 7736.80' LOWER FFE=7726.80' MAIN FFE = 7738.15' LOWER FFE=7728.15' MAIN FFE = 7739.20' LOWER FFE=7729.20' MAIN FFE = 7739.00' LOWER FFE=7729.00' ADA UNIT MAIN FFE = 7739.00' LOWER FFE=7729.00' 3 UNITS 3 UNITS D E C K @ M A I N F F E P A T I O @ L O W E R F F E D E C K @ M A I N F F E P A T I O @ L O W E R F F E D E C K @ M A I N F F E PA T I O @ L O W E R F F E D E C K @ M A I N F F E PA T I O @ L O W E R F F E D E C K @ M A I N F F E PA T I O @ L O W E R F F E D E C K @ M A I N F F E 7.0 0 ' 12 . 0 0 ' 7.0 0 ' 7.0 0 ' 12 . 5 0 ' 7.0 0 ' 7.0 0 ' 12 . 0 0 ' 7.0 0 ' 7.0 0 ' 12 . 0 0 ' 7.0 0 ' 7.0 0 ' 12 . 5 0 ' 7.0 0 ' 7.0 0 ' 12 . 0 0 ' 7.0 0 ' 5.24' 1 2 . 1 0 ' 6.89' 7.00' 12 . 5 0 ' 7.00' 7.00' 12 . 0 0 ' 7.00' 16'17' 10 ' 22 ' 7 ' 3 0 ' EL=40.04 EL=42.73 EL=50.04 EL=50.04 TOW=7754.0' BOW=7750.0' TOW=7753.0' BOW=7750.0' TOW=7748.0' BOW=7740.0' 0.5:1 0.5:1 0.5 : 1 0.5:1 2% 1 % 0 % 2% 2% 0 % EL=44.64 EL=40.30 EL=38.50 38.18 FL 38.01 FL EL=38.16 2 % 1% 40.49 FL 37.16 FL 34.07 FL33.96 FL 34.07 FL 36.75 FL 3% 1% 2% 2% 2% 2% 2% 6% 9 % 12 % MAIN FFE = 7738.15' LOWER FFE=7728.15' 37 . 0 0 ' 37 . 0 0 ' 37 . 0 0 ' 37 . 0 0 ' 30 . 0 0 ' 51 . 0 0 ' 6.5 0 ' 12 . 0 0 ' 20 . 5 0 ' 12 . 0 0 ' 3.0 0 ' 11 . 5 0 ' 3.3 3 ' 11 . 6 9 ' 3.3 3 ' 11 . 0 0 ' 3.3 3 ' 6. 3 2 ' 3.3 3 ' 10 . 5 0 ' 3.33' 10 . 5 0 ' 30.00' 16 . 8 3 ' 17 . 3 3 ' 3.33' 16 . 8 3 ' 30.00' 10 . 5 0 ' 3.33' 17 . 3 3 ' 3.33' 12 . 6 7 ' 30 . 0 0 ' 51 . 0 0 ' 30 . 0 0 ' 10 . 5 0 ' 3.3 3 ' 12 . 6 9 ' 3.3 3 ' 11 . 0 0 ' 3.3 3 ' 6. 3 2 ' 3.3 3 ' 10 . 5 0 ' 7725 7 7 2 5 773 0 772 5 7 7 2 5 7745 7735 77 3 5 7732 773 2 7733 773 3 77 3 4 7734 77 3 6 7736 7737 77 3 7 77 3 8 7738 7 7 3 9 7739 77 3 5 7735 7 7 4 0 77 4 0 77 4 5 77 5 0 7 7 4 0 7 7 4 5 7 7 3 5 7 7 4 0 TAPER CURB TO GRADE TOW=7738.2' BOW=7734.6' TOW=7738.2' BOW=7735.9' SHOTCRETE RETAINING WALL OR ROCK EXCAVATION EL=38.21 EL=31.57 EL=29.01 EL=28.02 EL=39.06 EL=38.61 EL=38.63 37.52 FL 36.28 FL 33.52 FL 36.91 FL 39.45 FL 39.88 FL 40.00 FL 37.03 FL 35.24 FL 32.95 FL 29.87 FL 29.64 FL 30.38 FL 50.00 FL 56.00 FL WOODEN STAIRS STAIRS EL=34.43 EL=34.30 EL=32.13 EL=32.27 RIM EL=34.46 INV. IN EL=29.46 INV. OUT EL=29.36 EL = 3 0 . 2 4 EL=30.24 EL=30.24 EL=33.30 EL=24.84 CDOT TYPE C INLET RIM EL=7737.5' INV. OUT EL=7732.5' 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2022 DAB 10' SCALE: 1" = 10' 0 20' DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD LEGEND UNDERGROUND ELECTRIC UNDERGROUND GAS SANITARY SEWER MAIN EXISTING PROPOSED SEWER MANHOLE TREE (SIZE NOT NOTED) CONCRETE SURFACE FOUND PROPERTY MONUMENTATION ANNOTATIONS ABCDE SANITARY SEWER SERVICE WATER MAIN WATER SERVICE EASEMENT BOUNDARY EDGE OF ASPHALT/DRIVE SETBACK LINE PROPERTY LINE WILDFIRE HAZARD BOUNDARY MAJOR CONTOUR MINOR CONTOUR STEEP SLOPES HAZARD BOUNDARY ELEC/TELE/CABLE PEDESTAL/TRANSFORMER EXISTING PROPOSED R63.0' R50.0' R45.6' R100.0' 77 3 0 77 3 5 77 3 5 77 3 5 7 7 3 5 773 0 77 3 5 773 1 77 3 2 77 3 3 77 3 4 77 3 6 77 3 6 77 3 7 773 7 773 8 7 7 3 8 7739 7 7 3 9 7 7 3 6 7 7 3 7 77 3 8 7739 7 7 3 9 77 4 5 77 5 0 77 4 0 77 4 5 7750 7755 7740 7745 NEW 24.00' ASPHALT PAVED TWO-WAY ACCESS 24.00' 145.62' 24.00' 12% 2% 1% 6% 6% 12 % 2% 12% 29.57 FL 29.99 FL 31.30 FL 32.48 FL 36.91 FL 32.80 FL 0 . 5 : 1 0 . 5 : 1 0. 5 : 1 ±200 L.F. 0.5:1 ROCK EXCAVATION OR ROCK WALL IF SUITABLE BEDROCK IS NOT ENCOUNTERED TOW=7750.7' BOW=7741.8' TOW=7748.0' BOW=7737.8' TOW=7747.1' BOW=7735.4'TOW=7737.2' BOW=7732.1' TOW=7735.4' BOW=7731.3' TOW=7737.6' BOW=7730.4' HIGH POINT 2 UPPER LEVEL UNITS LOWER LEVEL LAUNDRY/STORAGE 3 UNITS 3 UNITS 3 UNITS CONCRETE FIRE PIT AREA POOL 15 SPACES (1 VAN) R37.0' R37.0' R112.1' R112.0' TOW=7724.8' BOW=7722.0' 77 1 5 77 1 5 7720 EXTENTS OF BRIDGE EXPANSION NEW 8' SIDEWALK NEW ACCESS DRIVE PROFILE HORIZ. SCALE: 1" = 20' VERT. SCALE: 1" = 20' 7700 7705 7710 7715 7720 7725 7730 7735 7740 7745 7750 7700 7705 7710 7715 7720 7725 7730 7735 7740 7745 7750 0+00 0+50 1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 5+00 5+50 6+006+06 77 1 5 77 1 5 NEW 8' CONCRETE SIDEWALK EXTENTS OF BRIDGE EXPANSION 7717 7717 7717 7717 7718 771 8 771 9 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2022 DAB 20' SCALE: 1" = 20' 0 40' 10' SCALE: 1" = 10' 0 20' DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD ACCESS PLAN - SCALE 1" = 20'BRIDGE EXPANSION PLAN - SCALE 1" = 10' 77 2 0 772 5 773 0 7725 7 7 2 5 773 0 772 5 7 7 2 5 7745 7735 77 3 5 7732 773 2 7733 773 3 77 3 4 7734 77 3 6 7736 7737 77 3 7 77 3 8 7738 7 7 3 9 7739 77 3 5 7735 7 7 4 0 77 4 0 77 4 5 77 5 0 7 7 4 0 7 7 4 5 7 7 3 5 7 7 4 0 TOW=7738.2' BOW=7734.6' TOW=7738.2' BOW=7735.9' (∆ EXISTING TREES AND SHRUBS TO SERVE FOR 182 L.F. OF REQUIRED FRONTAGE LANDSCAPING BUFFER 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2022 DAB DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD LEGEND UNDERGROUND ELECTRIC UNDERGROUND GAS SANITARY SEWER MAIN EXISTING PROPOSED SEWER MANHOLE TREE (SIZE NOT NOTED) CONCRETE SURFACE FOUND PROPERTY MONUMENTATION ANNOTATIONS ABCDE SANITARY SEWER SERVICE WATER MAIN WATER SERVICE EASEMENT BOUNDARY EDGE OF ASPHALT/DRIVE SETBACK LINE PROPERTY LINE WILDFIRE HAZARD BOUNDARY MAJOR CONTOUR MINOR CONTOUR STEEP SLOPES HAZARD BOUNDARY ELEC/TELE/CABLE PEDESTAL/TRANSFORMER EXISTING PROPOSED 10' SCALE: 1" = 10' 0 20'