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Home My WebLink AboutDocumentation_Board of Adjustment_Tab 02_03/11/2013 „ F *F G ��' ; `�'^' ` �',r a VILLAGE OF TEQUESTA . � DEPARTMENT OF COMMUNITY DEVELOPMENT , � 345 Tequesta Drive 9^ , �;� � Q Tequesta, FL 33469 a `� ° (561) 768-0450 Fax: (561) 768-0698 <� , � ,, . . o � � 4 v � C APPLICATION FOR VARIANCE var. # C��>� `�"C� PROJECT NAME:_ ��,��e��' ��'�1�1>�vC%� PROJECT ADDRESS� 1(�� Y✓�C-�ET ��? i°�.�� Applicanfi Name: �T'Ci��ti ��k�� ” Y ��'-E�Il�'��r ��t,�t`� I�tiC'.. Applicant Address: `'�� . iA�. �j-k1�N�U�%�'f�� : �L11'T�� =� ; ); , t=L �� Applicant Phone No.: �.� �� 4�7 - �?�(v�1 Fax No.: ��`-�'v �� -{-�' - ��} � Cell Phone No.: � � I� � � IC% -7 7C�1� E-mail Address `�jC �� i �1X� . �%M Provide written approval from the property owner, if other than fhe applicant. Property Owner's Name: �V] � t_.�-1�[� >4:�� 'I�.y�vN�� '�Cr,��T�� Property Owner's Address: "`� 17 C�iI,.�VI��;''�' l�, �. `��1��'� �� ; $� � �`°�" � Property Owner's Phone No.: �'��'� � Fax No.: +�thi� E-mail Address: `��•) NATURE OF VARIANCE: .�i�i � 1 r1Ll� �(�:� �T 1�C�i�S�T1�l �t�+ E�,�� Et�'1� Tl.vi� �TcfNb: ��1V�� /`.'°i,�.�7 ��':/ I`�' /� L 1._(.'111 �(�/1�� Il N4..� /� �..y,Bl �.�1� \'�' V�'\ \(/ y a � �; V 1 \ ��— \4'�1.!� •-- 9 , ` _ ,rl �e `� '^ - ^ r �.� � y.�_ i _.�1( ��i � �'J��S`��L-ri �'� ' 1 � ��- � ! �coti�--� • JUSTIFICATION OF VARIANCE: Please address the six (6) criteria of the Zoning Code Sec. 78-65 (2) a.-f. attached for your reference. if your variance request is related to the public waters of the state comprising the Loxahatchee River and the Intracoastal Waterway and ail creeks, canals or waterways or tributaries connected therewith, located within the geographical boundaries of the Village, you must aiso address the ten criteria listed in the Sec.76-7. �� 'C� NOTE: APPLICANT SHALL INCLUDE THE FOLLOWING ITEMS WITH THIS APPLICATION: 1) Current sealed survey of property showing all structures and setbacks. 2) Drawings to scale of proposed improvements. 3) Any other documentation pertinent to this application. 4) 15 Copies of all submittals 5) Application Fee of: A) Single Family: $ 300.00 B) Duplex: 500.00 C) Multiple Family: 750.00 D) Commercial: 1000.00 I *To cover all additional administrative costs, actual or anticipated, including, but nat limited to, engineering fees, ; ; consultant fees and special studies, the applicant shall compensate the Village for ail such costs prior to the processing ; ; of the appiication or not later than thirty (30) days after final application approval, whichever is determined as appropriate ; by the Village. � E SIGNATURE OF APPLICANT: DATE: l 3 / -- �a � � � C�3•L�J �".'�� rj � a•I�II�7 p� ��'.'r��d�,a � � �� C3•�� — �s - �.. �'��IKJER • YANNETTE � � � design group, inc. �� 1 �► ��;�;� : .- ��t � ,,,F.:; s ;. € � t. s:� . r';l�,m:�t; Feb�•ua�•y 12, 2013 Village of Tequesta Caullzit�iYity Devel��ment 345 Tequesta Drive �I�equest��, Floi�icla 3�469 RE: lb Yacht Club Place Justification of Varianee To Wl��n It May Concern: The pl•oposecl pedestrian gate, wall and columns are desig;n�d in liarmony with the at�chitecttxre o�Fthe home as well as other homes in the area which also have simitar gardell walis and columns at the f�•oi�t entry to the resicience. The propc�sed g�t��ien wt�lls anc� �ate acc�nt the ent?•y to ti�e home while providing additional secur•ity� for the residence. Tl�e homeowners are seasonal residents and are Ic�oki��g for �he aclded security wlule 'ti��y are away, es��ecia�iy si7�i� there has been i°ecet�t �vic�eri�e of trespassers on theit° pz•oper•ty and even tl�eft. We are �t•oposing to reuse the pede5trian gates fi•om t1�e previous residence �vhich was recently delnolished. The existing gates are 6'-0" high. Foz• the gates to fu��tiax� ��•c�perly, ��e have p1•oposed fi'-h" colzim�ls to a(low adequate room for the gates t� o�en i�nderneath tlie reveals of tlle colui�l caps. If granted, this variance �rould be tl�ie n�i�iimtull variance reasonable ta create the additional security desired while inaintaining a functional and aesthetically �leasirig c3esi�n. T}�e gx°atit of the vat•iance tivill l�e in l�armc�ny with the �en�►•al intent and pi�rpose o�F the zoning code. No portion of the proposed gate, wall or columns extend forward of the front load garage aiid none of the propc�sed elements encroach into tlie fi•o�1t building setback. Sincerely, r � Stephei . . � ai•lcer, AS LANDSCAPE ARCHITECTURE • PLANNING • GRAPHICS _ _--- -- -- — -- - _. _. - -- 825 South U.S. Highway One Suite 330 Jupiter, Florida 33477 561/747-5069 Lic. #LC-0000297 Januaiy 28, 2013 Ms. Joanne Burnsed Village of Tequesta Community Development 345 Tequesta Drive Tequesta, Florida 33469 RE: 16 Yacht Club Place Dear Ms. Buinsed, I, Donna McCarthy, hereby authorize Parker-Yannette Design Group, Inc. to act as the applicant and conduct all necessary business associated with the variance request to install a pedestrian gate, garden wall and columns at the front entrance of our residence located at 16 Yacht Club Place. If you have any questions or concerns, please do not hesitate to contact me at (561)768-9417. Sincerely, � - f�� c /� � �sv v�,.�:� (� 4�, �. � Donna McCarthy cc: Stephen Parker Daiyl Stewairt PART II - CODE OF ORDINANCES Chapter 78 - ZONING ARTICLE IX. - SUPPLEMENTAL REGULATIONS DIVISION 1. - GENERALLY ��. '1t3��4: � VValls ��c3 ��nce�, (a) Walls and fences may be erected or maintained within or adjacent to a property line to a height not exceeding six feet. No wali or fence shall be permitted to extend forward of the adjacent or nearest portion of the building front, regardless of the actual, allowed building setback line, on any lot or parcel (see Fig. a), except for lots or parcels located along and fronting upon County Club Drive, where walls not exceeding five feet in height may be located forward of the front building line. Fences associated only with accessory structures may be permitted if such fences are screened from public view with a hedge of not less than six feet in height nor more than eight feet in height. However, if a wall, fence, or living hedge is erected or located on a corner lot or a double frontage lot, a vehicular and pedestrian visibility triangle of a size and dimension which complies with the current traffic engineering standards of the American Association of State Highway and Transportation Officials (AASHTO) and the county shall be provided for in both directions from the intersecting point of property lines. The maximum height of any wall, fence or hedge within the visibility triangle shall be two and one-half feet. (b) Notwithstanding the above, entry features consisting of masonry columns not exceeding six feet in height, with or without gates, are not deemed to be walls or fences and are specifically allowed in the R-1A and R-1 zoning districts and in the residential areas within a mixed use development located in the MU zoning district. Such entry features must be compatible with the architecture of the residence and the streetscape, must be set back a minimum of ten feet from the edge of the road pavement or the lot side of any sidewalk, must provide a minimum clear width of 12 feet for access by emergency vehicles, and shall not be located in the village right-of-way. Gates, if any, must swing inward or slide to the side to prevent obstructions to the roadway or sidewalk. A building permit and approval by the planning and zoning board in accordance with these regulations is required prior to the commencement of construction. Figure a. iX i i ,: € ��, � � � � � , , � �� , Tequesta, Florida, Code of Ordinances Page 2 � � Tf G � VILLAGE OF TEQUESTA �� a' �9 ` � � DEPARTMENT OF COMMUNITY DEVELOPMENT .p r. � � � ',� 345 Tequesta Drive • Tequesta, Florida 33469-0273 r � O 3 0 � (561) 768-0450 • Fa�c: (561) 768-0698 m =; ; 4 „ � cou r February 26, 2013 Stephen Parker � Parker Yannette Design Group, Inc. 825 S. U.S. Hwy. One, Suite #330 Jupiter, Fl 33477 Subject: Request for Variance McCarthy Residence 16 Yacht Club Place Tequesta, FL 33469 Dear Mr. Parker: Enclosed is a copy of the Notice of Board of Adjustment Public Hearing to be held on Monday, March 11, 2013, at 6:00 P.M. in the Village Council Chambers located at 345 Tequesta Drive, Tequesta, Florida, to act upon the above referenced application for variance to the terms of the Code of Ordinances of the Village of Tequesta. Receipt of $300.00 application fee is hereby acknowledged. Also enclosed is a copy of Code of Ordinance, Article III, Appeals and Variances, Board of Adjustment, which outlines the manner in which the Board of Adjustment must consider your application. You and/or your representative must be in attendance at the hearing to present your application. Sincerely, FOR THE BOARD OF ADjUSTMENT � J nn M. Burnsed sst. irector of Community Development Cc: Mr. & Mrs. M. McCarthy 217 Golfview Drive Tequesta, FL 33469 Encl. , � r � VILLAGE OF TEQUESTA v PG G �s � � 9 � r� DEPARTMENT OF COMMUNITY DEVELOPMENT y r `� 0 345 Tequesta Drive • Tequesta, Florida 33469-0273 �a o � (561) 768-0450 • Fa�c: (561) 768-0698 �� cou t� � February 26, 2013 Dear Property Owner: RE: 16 Yacht Club Place, Tequesta FL As the owner of property located within 300 feet of the above-referenced property, Public Notice is hereby given that the Village of Tequesta, Florida, will hold a Board of Adjustment meeting on Monday, March 11, 2013, at 6:00 P.M., in the Village Hall Council Chambers, 345 Tequesta Drive, Tequesta, Florida, to consider: VAR 02-13 Request for relief from Sec. 78-284 to allow the installation of a six feet high pedestrian gate with two 6'6" high stone veneer columns and a 4'8" high garden wall at the front entrance of the residence, where the code prohibits walls and fer,ces exceeding six feet in height and no wall or fence shall be permitted to extend forward of the adjacent or nearest portion of the building front regardless of the actual, allowed building setback line, on any lot or parcel. The applicant is Stephen Parker, Parker-Yannette Design Group, Inc. as agent for the owners. The address of the property is 16 Yacht Club Place, Tequesta, Florida, 33469. The legal description is Lot 604, of the Replat of a Part of the Plat of Tequesta Subdivision. The property is located in Zoning District R-1A. The application for variance and all related documents are available for public examination and copying in the Village Community Development Office, Monday through Friday, between the hours of 8:30 a.m. and 5:00 p.m. The Public Hearing may be continued from time to time, as necessary. All interested persons are encouraged to come to the Public Hearing and be heard. At such time and place, the Board of Adjustment will hear all the evidence in support of or in opposition to this application. You are advised that if any person decides to appeal any decision made by the Board of Adjustment with respect to any matter considered at the Meeting, he/she will need a record of the proceedings, and for such purpose, he/she may need to ensure that a verbatim record of the proceeding is made, which record includes the testimony upon which the appeal is to be based. VILLAGE OF TEQUESTA FOR: THE BOARD OF ADJUSTMENT � ��1/�" ��/� oa ne M. Burnsed Ass . Director of Community Development PART II - CODE OF ORDINANCES Chapter 78 - ZONING ARTICLE III. - APPEALS AND VARIANCES , _ � , � � � � 1641 Sec. 78-61. - Generallv. Sec. 78-62. - Board of adiustment established; membership; rules of procedure. Sec. 78-63. - Appeal procedure. Sec. 78-64. - Stay of proceedinqs pending decision on appeal. Sec. 78-65. - Powers and duties of board of adiustment and village council; public notice. Sec. 78-66. - Decisions; required vote; resubmission after denial. Sec. 78-67. - Appeal to circuit court. Sec. 78-68. - Time limitation on variances. Sec. 78-69. - Filinq fee. Secs. 78-70-78-90. - Reserved. �e�, 78-61. � GQn�rallyo Appeals and variances described in this article shall be considered by either the board of adjustment or the village council. The board of adjustment shall consider appeals and variances relating to single- family properties and structures located within the R-1A and R-1 single-family dwelling districts of the village. The village council shall consider appeals and variances relating to all other properties not �vithin the jurisdiction of the board of adjustment, including properties within the R-1A and R-1 single-family dwelling districts which are not single-family, and structures and properties in all other zoning districts in the village, and appeals and variances relating to subdivisions in any zoning district. Sec. 78-62. - Board of adjustment established; membership; rules of procedure. (a) A board of adjustment is hereby established, which shall perform its duties as provided by law in such a way that the objectives of this chapter shall be observed, public health, safety, and welfare secured, and substantial justice done. (b) The board of adjustment shall consist of five regular members appointed by the village council, who shall serve without compensation and for a term of three years. In addition to the regular board members, two additional members, to be designated as alternate #1 and alternate #2, shall be appointed to serve in that order at meetings of the board when necessary on the board as a quorum. In the case of only three members present, all present shall have to vote in favor of a variance to make it effective. Alternate members shall serve for two years, but of the first appointed alternate members, one shall serve for one year, and one shall serve for two years. Thereafter, alternate members shall be appointed for two-year terms. (c) Vacancies in the board membership by resignation, illness or other causes shall be filled by the village council for the unexpired term of the member involved. Members of the board of adjustment may be removed from office by the village council upon written charges and after public hearing. 7he board shall select its own chair and vice-chair annually at the first meeting of the calendar year. The community development director or a designated representative shall serve as clerk and advisor to the board. (d) All members of the board of adjustment shall be qualified electors of the village. Tequesta, Florida, Code of Ordinances Page 1 , PART II - CODE OF ORDINANCES Chapter 78 - ZONING ARTICLE III. - APPEALS AND VARIANCES (e) The board of adjustment shall adopt rules of procedure for the conduct of its business, consistent with the provisions of this chapter. Meetings of the board shall be held at the call of the chair, and at such time as the board may determine. All meetings of the board and its files or records shall be open to the public. (f) The board of adjustment shall also keep minutes of its proceedings, showing the vote of each member upon each question, or, if absent, indicating such fact, and shall keep records of its examinations and other official actions, all of which shall be immediately filed in the office of the village clerk and shall be a public record. Cross reference— Administration, ch. 2. ��.� 7'�-��., � A��pea�l pr��d��„ (a) Appeals to the board of adjustment or the village council, as appropriate, may be taken by an applicant aggrieved by administrative action of the village manager, the community development director or the building official, or their designees, relating to the powers and duties of the board of adjustment or the village council under this chapter, as appropriate. For purposes of this section, the preparation or submittal of a staff report or its equivalent shall not be considered administrative action subject to appellate review. Such appeal shall be taken within 15 days of receipt the written decision being appealed, by filing with the village clerk a notice of appeal specifying the grounds thereof. The person(s) from whom the appeal is taken shall forthwith transmit to the village clerk all of the papers constituting the record upon which the action was taken. (b) The board or the village council, as appropriate, shall fix a reasonable time for the hearing of the appeal, give public notice thereof, by sending notice through regular mail to property owners of record within a 300-foot radius of the outermost perimeter of the subject property and by publication in a newspaper of general circulation within the community, a minimum of ten days in advance of the public hearing and decide the same within a reasonable time. Upon the hearing, any party may appear in person, by agent or by attorney. (c) The owner of the property for which the appeal is sought or the agent or attorney designated by the owner on the submitted notice of appeal shall be notified by mail of the date and time of the hearing. ��;a�:�� 77� �64.� ��t�y of proceedings pending decision on appeal. An appeal stays all proceedings in furtherance of the action appealed from, unless the person(s) from whom the appeal is taken certifies to the board of adjustment or the village council, as appropriate, after the notice of appeal shall have been filed with him, that, by reason of facts stated in the certificate, a stay would, in his opinion, cause imminent peril to life and property. In such case, proceedings shall not be stayed otherwise than by a restraining order, which may be granted by a court of record on application, on notice to the officer from whom the appeal is taken and on due cause shown. Seco 78m65, - P�wers and duties of board of adjustment and village council; public no#ice, (a) The board of adjustment and the village council shall have the following powers in regard to appeals and variances within theirjurisdiction as defined under �3< <:iit�ri �rti 6�1 Tequesta, Florida, Code of Ordinances Page 2 � � PART II - CODE OF ORDINANCES Chapter 78 - ZONING ARTICLE III. - APPEALS AND VARIANCES (1) Hear and decide appeals where it is alleged there is error in any order, requirement, decision or determination made by an administrative official in the enforcement of this chapter or of any ordinance adopted pursuant thereto. (2) Authorize upon application in specific cases such variance from the terms of this chapter as will not be contrary to the public interest, where, owing to special conditions, a literal enforcement of the provisions of this chapter will result in unnecessary hardship. The power to grant any such variance shall be limited by and contingent upon a finding by the board or council that: a. Special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same zoning district. b. The special conditions and circumstances do not result from the actions of the applicant. c. Granting the variance requested will not confer on the applicant any special privilege that is denied by this chapter to other lands, buildings or structures in the same zoning district. d. Literal interpretation of the provisions of this chapter would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of this chapter and would work unnecessary and undue hardship on the applicant. e. The variance granted is the minimum variance that will make possible the reasonable use of the land, building or structure. f. The grant of the variance will be in harmony with the general intent and purpose of this chapter and such variance will not be injurious to the area involved or otherwise detrimental to the public welfare. (b) In granting any variance, the board of adjustment or village council may prescribe appropriate conditions and safeguards in conformity with this chapter and any other ordinance enacted by the village council. Violation of such conditions and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a violation of this chapter. (c) In reviewing matters brought before it pursuant to the provisions of this article, neither the board of adjustment nor the village council shall exercise authority or jurisdiction over matters which are specifically reserved to other officers, boards or agencies of the village. Where site plan review is necessitated pursuant to the provisions of this chapter, no decision of the board of adjustment or the village council with respect to a variance, or other matter, pertaining to the property in questions shall obviate the necessity for such site plan review. Where a requested building permit has been withheld by the building official for want of compliance with applicable laws and ordinances beyond the jurisdiction of the board of adjustment or the village council, no building permit shall be issued regardless of any decision of the board or village council until the requirements of such laws and ordinances have been met. (d) Under no circumstances shall the board of adjustment or the village council grant a variance to permit a use not generally or by special exception permitted in the zoning district involved or any use expressly or by implication prohibited by the terms of this chapter in the zoning district. No nonconforming use of neighboring lands, structures, or buildings in the same zoning district and no permitted use of lands, structures or buildings in other zoning districts shall be considered grounds for the authorization of a variance. (e) Notice of public hearing of the board of adjustment shall be advertised a minimum of ten days in advance of the public hearing in a newspaper of general circulation in the area. (Ord. No. 7-08, � 2, 4-10-2008) Tequesta, Florida, Code of Ordinances Page 3 . PART II - CODE OF ORDINANCES Chapter 78 - ZONING ARTICLE III. - APPEALS AND VARIANCES ��ay, '%�"C6.. .. (_)�dYa�o2�u��; ��.��n�uq�;e� �rcat�:; r��ak�w��n��e��y �ft�r r.��;��sal,: In exercising the powers mentioned in :�ection 78-65, the board of adjustment or the village council may, in conformity with the provisions of this article, reverse or affirm, wholly or partly, or may modify the order, requirement, decision or determination appealed from and may make such order, requirement, decision or determination as ought to be made, and to that end shall have all the powers of the officer from whom the appeal is taken. The concurring vote of three members of the board of adjustment or the village council shall be necessary to reverse any order, requirement, decision or determination of any such administrative official, or to decide in favor of the applicant on any matter upon which it is required to pass under this chapter, or to effect any variation in this chapter. Any request denied by the board of adjustment or the village council shall not be resubmitted for a period of 90 days after the date of denial. Se�°:, ��m67, • A�peal tc� cir�uit co�irt„ Any person or persons aggrieved by any decision of the board of adjustment or the village council under this article, may appeal such decision in accordance with state law. Sec. 7�� A�roie limitation on variances. The board of adjustment or the village council may prescribe a reasonable time limit within which the action for which the variance is required shall be begun or completed or both. However, if no time limit is specified by the board of adjustment or the village council, then the variance shall expire within six months from the date of grant, unless a building permit based upon and incorporating the variance is issued within the six-month period and construction has begun thereunder. Sec. 78-69, �i�sng fee. (a) Upon filing an application with the board of adjustment or the village council under this article, the applicant shall pay a fee to the village at the time of filing of such application. The fee shall be in an amount as set by resolution of the village council and on file in the village clerk's office, shall not be reimbursable, and is intended to defray the costs of administering, processing and reviewing the application. Additionally, to cover all additional administrative costs, actual or anticipated, including, but not limited to, advertising costs, engineering fees, consulting fees, attorneys' fees and special studies, the applicant shall compensate the village for all such costs prior to the processing of the application, or not later than 30 days after final application approval, whichever is determined as appropriate by the community development director, or designee. (b) The building official may waive the filing fee wi�en the applicant seeks a variance to replace an existing screened swimming pool enclosure with a new screened swimming pool enclosure having the same dimensions but a greater height than the existing screened swimming pool enclosure. Secs. 78-70-78-90. - Reserved. Tequesta, Florida, Code of Ordinances Page 4 Existin� Tree Key Existin� Plant Symbol Ke�_ � s.a�;g� eIIaaD, �.. � � ?M Adon'd�.a 'll �: Gh' tmas Pal�n HR5 = H b' ro a s / H'b'scus e� ao��e ni e si,;rp �i .�e p.,�e �e�,0 -�f'� `� PARKER•YANNETTE CAR Cups , p I a aca d o'oes i Carrotuood LJ = L G i� Japo .� G'.ossy Frlvec Stanaaro ` Exiseing ireeipa�m to remain eF , � � y � � cu < design group,inc. GC - Chamaedo ea cata�ac.ar,.� i Gat Falr MI = Mang.fe o'�nd ca ,^1angc � C=5 = Conocarp�.s erec:,.s serice�s ! S�Iver Buttor�u:000 MP = i'�ur�aya pa�lcula:a ! Chalcas .. 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'� i� - 7 9 la 7 —/ � VOA ❑ _ _ — — _ _ — — � ' � UTIL. � IE0.84' (MJ I19.5' !P) X > X — X ��i� W � I DR -� � v�\ � NEW 3' WIDE PDOL X / EP ) ' � GATE, FER GODE EXI9TING FENGE g�' / � � � � NEW POOL F�NGE, PER GO�E I �voA � GAP ROCK � � , L N�teS' RETAINING WALL ? � � T�KI TORGH (bJ I � ', � fI1TLRA WATERFRO� LED BTRIP �� I. GG\TRACTGR SF-ALL v�21F" A��_L EX'STI\G• CC\DI'ICNS AVC LGYCJT DIMENSIC�S !N 'NE FIE��D. LIGNT UM1DER EACN STEP 6UL4NOEE � R-POR AL�� DISG�E=dNCIES '�`^MEDIATELY TO THE LA�p9GAFE df2GHIT=GT FOR CECI6IGN B�FORE CO�STRJC'ICN. 2. REFER TO THE ARCN'�TECTURA��_ CRAWI�GS FGR A_L 2��I�D'�.�G DIMENSIC�S. 9. GONTRGCTCR 6NG.,G vERIFY AL'. EXIST'.�'G GRADES IN TNE FIELD AND RE�ORT PNT DIBCREPANGIES !1"`tEDIATELY TO �-HE LANDSCAPE l+RGHITECT FOR DECISIO�\. 4. A�L FIL_ FOR 3��"�I�G ?ND F�A�'I\G BRG�G4- TO THE 51T'c SNA_� BE G�_EAN, FRIAB�E SANDY LOA!" 0�= SLIGHT'��_Y AG,D 'O NEUTRFIL F�. ALL F'�:LL SHA'�_L BE FREE FRCM S11CK5, ROCKS MAR��_, SOD GNC 7 � O'HER DEBRIS. DI"a,ln 1`J(�tes 5. RE^'IOVE A:L ROAD BASE. SNE�LRCCK. MARL, CORAL RCCK, ?�D RUBBLE 3�'D' MI�. 6ELCl1� FNISH G�ADE FRGM ALL NEW °LANT'��G AREAS G�' ; TR�= PI'S. gAGiC=1�L ILiT� SJ'TAB��_E °O'��.L AS AFPROVE� B7 LANDS�GPE /RC'-JI?cG?. MkINTAIN Ex15T'��G G�FA7= A' =XISTI�\G 'REES. I. `IATCI. AL'�_ EXISiI�G GR.C�=_5 ALO\G S:DE FROFERT`" LNES. 6. NEJ1 EAR �NALL 6LE�1D 5`?OOTHL" IN EXI9TI�G GRADE. 2. =RCVIDC S�,llALES GN BOTN 51�= PROPERT`" LNC9. �C WASER SHALL DRA'�� C�'O NE!G'-;BGR° PROP=RTT. l. P�TCH EvEN�Y BETU,=cN 9�OT GRADES. AL��_ PAVED A�EAS r^US'+ P'-GH 'O DRAIN AT "I;�. Or' I/8' PE� 3. GCNi^RACTOR BHA��L BE R�SPCN3IBLE FOR P�O�/IDING °OSITIY_ 31TE DRAINAGE AWA�' FROi'i AL.. 9HEET: FO^T. ?NY D 6CREFANC�ES NOT ALLCLING THIS C OGCUR 9HALL BE REPOR'EC �C THE LANDEGAPE 51R1.G'�RES INCLJDI��G B�T NOT �.IMIiED �C P�_ANTER COt1RTYARD P�ANT��G .nREA9, HARDSGAPE GRC.II�ECT P"vICR i0 CCN?INUI�G WORK. SJ�FAGES PNp ARG-11TcCTl,eAL ELEM=NTS. I I_ 1 8. GG�`RACTOR SNAL_ PROVIDE IREIGAT'O� G�D ELEGT�IC SL�-vES �O AL� °LANTERS. 4. COV'RACTOR SHAL_ PROVIDE DRAINAGE FRG"I A��_L �, LANT=RS. �� I